Dukes County, MA · Sold

MA-865805

8061 County Road 187

$341,600

$20,382/ac · 16.76 ac

Offer report Market this tract

Acreage16.76 ac

Price per acre$20,382/ac

ZoningUnzoned

Road accessLandlocked

UtilitiesPower at road

TopographyFlat

ListedNov 20, 2024

Coordinates41.3280, -70.6464

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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

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

View Dukes market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands12.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power100 ft away

Power at or near the road.

Buildable area13.87 of 16.76 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$394,787

$326,243 – $463,330 · $23,555/ac on 16.76 ac

Asking vs estimate

-13.5%

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 $341,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$225,592

$13,460/ac · +30.0% target margin

You need $116,008 off asking to hit this margin.

All-in cost$244,767

Net resale$363,204

Projected profit$118,437

ROI+48.4%

Annualized+69.3%

Break-even resale$15,874/ac

Profit if resale lands off target

-20%

$45,796

-10%

$82,116

$118,437

+10%

$154,757

+20%

$191,077

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-495694 Gravel · Power at road	15.5	Jun 1, 2025	$659,600	42,664	30,208	7.3 mi	81
MA-115226 Landlocked · Off grid	11.0	Jul 27, 2026	$257,700	23,383	26,439	5.9 mi	81
MA-513605 Gravel · Power at road	3.4	Jun 13, 2026	$93,000	27,284	16,782	3.2 mi	72
MA-456666 Paved · Power at road	31.3	Aug 12, 2024	$1,018,500	32,572	22,193	7.2 mi	68
MA-948092 Paved · Power at road	87.9	Jul 23, 2026	$2,372,800	27,006	20,976	6.8 mi	66
MA-683579 Gravel · Off grid	3.3	May 22, 2026	$103,200	30,887	22,392	6.9 mi	63
MA-434128 Gravel · Off grid	5.0	Feb 20, 2026	$163,200	32,828	24,416	7.5 mi	63

Show adjustment detail for the top comp

Tract size (15.46 ac → 16.76 ac)-0.9%
Access (Gravel → Landlocked)-32.0%
Market time (14 mo)+5.1%

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