Berkshire County, MA · Sold

MA-661472

7718 County Road 188

$10,600

$14,521/ac · 0.73 ac

Offer report Market this tract

Acreage0.73 ac

Price per acre$14,521/ac

ZoningRecreational

Road accessLandlocked

UtilitiesOff grid

TopographyMixed

ListedApr 24, 2025

Coordinates42.4314, -73.3196

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

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

View Berkshire market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Moderate risk

Wetlands5.1% of tract

Little to no mapped wetland coverage.

Average slope3.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power13,648 ft away

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

Buildable area0.66 of 0.73 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$9,112

$7,125 – $11,100 · $12,483/ac on 0.73 ac

Asking vs estimate

+16.3%

Priced above the comp set

Weighted from 8 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 $10,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$5,207

$7,133/ac · +30.0% target margin

You need $5,393 off asking to hit this margin.

All-in cost$5,650

Net resale$8,383

Projected profit$2,734

ROI+48.4%

Annualized+69.3%

Break-even resale$8,412/ac

Profit if resale lands off target

-20%

$1,057

-10%

$1,895

$2,734

+10%

$3,572

+20%

$4,410

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-780022 Paved · Off grid	0.3	Jul 27, 2026	$8,000	26,514	15,244	1.9 mi	77
MA-512414 Paved · Power at road	1.4	Jul 27, 2026	$30,600	21,216	10,492	6.8 mi	74
MA-850040 Dirt · Power at road	0.3	Jul 27, 2026	$4,100	13,717	9,198	8.0 mi	70
MA-682155 Dirt · Power at road	1.2	Apr 6, 2026	$17,100	14,372	9,852	12.5 mi	70
MA-340061 Paved · Off grid	0.3	May 6, 2026	$6,100	20,459	11,873	10.4 mi	69
MA-583064 Dirt · Off grid	2.3	Apr 28, 2026	$40,200	17,489	14,227	7.2 mi	68
MA-833062 Gravel · Full utilities	2.3	Jun 22, 2026	$55,300	24,038	11,644	7.8 mi	67
MA-560084 Landlocked · Power at road	0.3	Feb 6, 2025	$5,900	19,700	17,735	9.1 mi	63

Show adjustment detail for the top comp

Access (Paved → Landlocked)-42.4%

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