Berkshire County, MA · Sold

MA-833062

8952 County Road 11

$61,500

$26,739/ac · 2.30 ac

Offer report Market this tract

Acreage2.30 ac

Price per acre$26,739/ac

ZoningMixed Use

Road accessGravel

UtilitiesFull utilities

TopographyWooded

ListedMay 4, 2025

Coordinates42.3187, -73.3240

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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

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

View Berkshire market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands9.4% of tract

Little to no mapped wetland coverage.

Average slope5.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area1.98 of 2.30 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$66,943

$54,967 – $78,920 · $29,106/ac on 2.30 ac

Asking vs estimate

-8.1%

Priced below the comp set

Weighted from 9 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 $61,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$38,253

$16,632/ac · +30.0% target margin

You need $23,247 off asking to hit this margin.

All-in cost$41,505

Net resale$61,588

Projected profit$20,083

ROI+48.4%

Annualized+69.3%

Break-even resale$19,615/ac

Profit if resale lands off target

-20%

$7,766

-10%

$13,925

$20,083

+10%

$26,242

+20%

$32,401

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-583362 Gravel · Off grid	2.9	Mar 16, 2026	$59,200	20,706	30,407	0.3 mi	84
MA-583064 Dirt · Off grid	2.3	Apr 28, 2026	$40,200	17,489	29,555	4.7 mi	84
MA-512414 Paved · Power at road	1.4	Jul 27, 2026	$30,600	21,216	21,794	6.0 mi	77
MA-704108 Dirt · Off grid	4.9	Apr 28, 2025	$85,900	17,537	31,641	1.9 mi	71
MA-682155 Dirt · Power at road	1.2	Apr 6, 2026	$17,100	14,372	20,466	7.6 mi	70
MA-973293 Dirt · Power at road	2.7	Nov 27, 2024	$59,400	21,850	33,369	9.7 mi	69
MA-624537 Gravel · Power at road	6.7	Aug 2, 2024	$188,900	28,231	38,946	6.7 mi	60
MA-661472 Landlocked · Off grid	0.7	Jun 18, 2025	$10,000	13,707	29,862	7.8 mi	59
MA-524616 Gravel · Off grid	7.1	Aug 24, 2024	$120,700	17,046	27,694	8.7 mi	59

Show adjustment detail for the top comp

Tract size (2.86 ac → 2.3 ac)+0.6%
Utilities (Off grid → Full utilities)+43.5%
Market time (5 mo)+1.8%

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