Barnstable County, MA · Sold

MA-988828

1210 County Road 188

$3,348,900

$22,365/ac · 150 ac

Offer report Market this tract

Acreage150 ac

Price per acre$22,365/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedOct 9, 2023

Coordinates41.6572, -70.2410

Loading terrain…

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

Low risk

Wetlands15.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,558 ft of deeded road frontage.

Power7,964 ft away

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

Buildable area120.49 of 149.74 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,181,256

$2,606,313 – $3,756,200 · $21,245/ac on 150 ac

Asking vs estimate

+5.3%

Priced above 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 $3,348,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,817,861

$12,140/ac · +30.0% target margin

You need $1,531,039 off asking to hit this margin.

All-in cost$1,972,379

Net resale$2,926,756

Projected profit$954,377

ROI+48.4%

Annualized+69.2%

Break-even resale$14,317/ac

Profit if resale lands off target

-20%

$369,026

-10%

$661,701

$954,377

+10%

$1,247,052

+20%

$1,539,728

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-648268 Gravel · Off grid	99.8	Dec 13, 2025	$1,587,100	15,902	14,734	6.8 mi	81
MA-448364 Gravel · Off grid	107.0	Jul 10, 2025	$2,331,300	21,790	20,899	10.7 mi	77
MA-368108 Dirt · Full utilities	88.9	Nov 30, 2025	$2,813,000	31,650	23,132	6.0 mi	71
MA-569801 Dirt · Full utilities	303.0	May 26, 2026	$5,457,100	18,010	17,940	9.6 mi	70
MA-899440 Landlocked · Off grid	233.3	Apr 17, 2025	$3,364,100	14,421	25,301	9.2 mi	68
MA-338103 Paved · Power at road	88.6	Mar 24, 2025	$2,890,700	32,641	21,788	4.5 mi	68
MA-309758 Dirt · Power at road	293.7	Sep 12, 2025	$6,263,700	21,325	26,432	8.2 mi	66

Show adjustment detail for the top comp

Tract size (99.81 ac → 149.74 ac)-9.9%
Market time (8 mo)+2.8%

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