Cumberland County, ME · Sold

ME-488648

9891 County Road 85

$1,010,500

$2,023/ac · 499 ac

Offer report Market this tract

Acreage499 ac

Price per acre$2,023/ac

ZoningMixed Use

Road accessGravel

UtilitiesFull utilities

TopographyFlat

ListedAug 14, 2025

Coordinates43.8300, -70.3969

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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

Cumberland County, Maine. North Woods timberland and lakefront camp lots.

View Cumberland market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands47.4% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope1.6%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

5,003 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area249.58 of 499.45 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,118,337

$919,733 – $1,316,941 · $2,239/ac on 499 ac

Asking vs estimate

-9.6%

Priced below 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 $1,010,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$639,050

$1,280/ac · +30.0% target margin

You need $371,450 off asking to hit this margin.

All-in cost$693,369

Net resale$1,028,870

Projected profit$335,501

ROI+48.4%

Annualized+69.2%

Break-even resale$1,509/ac

Profit if resale lands off target

-20%

$129,727

-10%

$232,614

$335,501

+10%

$438,388

+20%

$541,275

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ME-338992 Gravel · Power at road	640.8	Jun 11, 2026	$891,100	1,391	1,844	6.8 mi	86
ME-448575 Dirt · Power at road	473.7	Sep 5, 2024	$705,000	1,488	2,248	4.7 mi	73
ME-499008 Landlocked · Off grid	648.3	Jan 1, 2025	$467,800	722	1,761	1.7 mi	73
ME-387942 Dirt · Power at road	299.5	May 24, 2026	$664,800	2,220	2,731	9.4 mi	73
ME-138027 Dirt · Off grid	318.5	Jan 17, 2025	$552,300	1,734	2,699	1.5 mi	70
ME-998564 Dirt · Power at road	470.0	Nov 20, 2023	$807,900	1,719	2,670	8.3 mi	69
ME-227057 Dirt · Off grid	157.7	Apr 30, 2026	$228,000	1,446	1,753	4.7 mi	68
ME-467644 Gravel · Power at road	241.3	Sep 13, 2025	$540,900	2,241	2,293	9.0 mi	67

Show adjustment detail for the top comp

Tract size (640.8 ac → 499.45 ac)+7.9%
Utilities (Power at road → Full utilities)+22.0%
Market time (2 mo)+0.8%

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