Dukes County, MA · Sold

MA-962676

2154 County Road 272

$46,100

$26,494/ac · 1.74 ac

Offer report Market this tract

Acreage1.74 ac

Price per acre$26,494/ac

ZoningUnzoned

Road accessPaved

UtilitiesOff grid

TopographyWooded

ListedJan 12, 2025

Coordinates41.3980, -70.7204

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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

Low risk

Wetlands19.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.1%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

287 ft of deeded road frontage.

Power4,604 ft away

Service extension needed; get a utility quote.

Buildable area1.34 of 1.74 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$76,483

$56,682 – $96,285 · $43,956/ac on 1.74 ac

Asking vs estimate

-39.7%

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 $46,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$43,705

$25,118/ac · +30.0% target margin

You need $2,395 off asking to hit this margin.

All-in cost$47,420

Net resale$70,365

Projected profit$22,945

ROI+48.4%

Annualized+69.2%

Break-even resale$29,623/ac

Profit if resale lands off target

-20%

$8,872

-10%

$15,908

$22,945

+10%

$29,981

+20%

$37,018

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-682852 Paved · Off grid	2.0	Jan 29, 2025	$96,500	48,979	52,276	1.3 mi	81
MA-513605 Gravel · Power at road	3.4	Jun 13, 2026	$93,000	27,284	28,021	3.0 mi	79
MA-683579 Gravel · Off grid	3.3	May 22, 2026	$103,200	30,887	37,388	5.0 mi	75
MA-411848 Dirt · Off grid	0.9	Apr 15, 2026	$41,500	43,658	60,257	5.1 mi	75
MA-782243 Gravel · Power at road	1.3	May 8, 2025	$37,900	29,859	31,399	1.9 mi	73
MA-434128 Gravel · Off grid	5.0	Feb 20, 2026	$163,200	32,828	40,768	7.0 mi	67
MA-491798 Dirt · Off grid	0.9	Dec 22, 2024	$37,000	40,197	58,480	4.7 mi	67
MA-631218 Gravel · Off grid	0.6	Jun 16, 2025	$21,800	36,386	44,513	5.4 mi	64

Show adjustment detail for the top comp

Market time (19 mo)+6.5%

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