Barnstable County, MA · Sold

MA-648268

8095 County Road 371

$1,521,700

$15,246/ac · 99.81 ac

Offer report Market this tract

Acreage99.81 ac

Price per acre$15,246/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedNov 27, 2024

Coordinates41.6272, -70.1158

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Barnstable County, Massachusetts. Very limited raw supply; wetlands review drives most deals.

View Barnstable market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands4.4% of tract

Little to no mapped wetland coverage.

Average slope16.2%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power9,042 ft away

A long utility run — price in solar/off-grid instead.

Buildable area76.33 of 99.81 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,535,881

$2,235,429 – $2,836,334 · $25,407/ac on 99.81 ac

Asking vs estimate

-40.0%

Priced below the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,521,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,449,075

$14,518/ac · +30.0% target margin

You need $72,625 off asking to hit this margin.

All-in cost$1,572,246

Net resale$2,333,011

Projected profit$760,764

ROI+48.4%

Annualized+69.2%

Break-even resale$17,122/ac

Profit if resale lands off target

-20%

$294,162

-10%

$527,463

$760,764

+10%

$994,066

+20%

$1,227,367

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-448364 Gravel · Off grid	107.0	Jul 10, 2025	$2,331,300	21,790	23,193	9.8 mi	83
MA-338103 Paved · Power at road	88.6	Mar 24, 2025	$2,890,700	32,641	24,179	2.5 mi	76
MA-368108 Dirt · Full utilities	88.9	Nov 30, 2025	$2,813,000	31,650	25,670	11.1 mi	74
MA-988828 Gravel · Off grid	149.7	Jan 6, 2024	$3,425,900	22,879	28,174	6.8 mi	73
MA-569801 Dirt · Full utilities	303.0	May 26, 2026	$5,457,100	18,010	19,908	9.3 mi	66
MA-309758 Dirt · Power at road	293.7	Sep 12, 2025	$6,263,700	21,325	29,333	3.3 mi	65
MA-899440 Landlocked · Off grid	233.3	Apr 17, 2025	$3,364,100	14,421	28,078	11.2 mi	62

Show adjustment detail for the top comp

Tract size (106.99 ac → 99.81 ac)+1.7%
Market time (13 mo)+4.6%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV