Essex County, MA · Sold

MA-234231

2483 County Road 356

$141,500

$26,399/ac · 5.36 ac

Offer report Market this tract

Acreage5.36 ac

Price per acre$26,399/ac

ZoningUnzoned

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedMay 15, 2025

Coordinates42.5850, -70.9494

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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

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

View Essex market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands14.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

247 ft of deeded road frontage.

Power11,506 ft away

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

Buildable area4.36 of 5.36 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$166,922

$132,583 – $201,260 · $31,142/ac on 5.36 ac

Asking vs estimate

-15.2%

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 $141,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$95,384

$17,795/ac · +30.0% target margin

You need $46,116 off asking to hit this margin.

All-in cost$103,492

Net resale$153,568

Projected profit$50,076

ROI+48.4%

Annualized+69.2%

Break-even resale$20,987/ac

Profit if resale lands off target

-20%

$19,363

-10%

$34,719

$50,076

+10%

$65,433

+20%

$80,790

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-474774 Landlocked · Power at road	7.9	Jul 27, 2026	$162,600	20,480	26,241	3.4 mi	81
MA-823733 Dirt · Power at road	3.7	Jul 27, 2026	$141,000	37,699	36,787	3.7 mi	80
MA-692750 Gravel · Off grid	1.8	Mar 31, 2026	$33,400	18,277	17,951	10.2 mi	73
MA-655377 Dirt · Off grid	12.3	Jul 27, 2026	$373,000	30,353	37,457	10.6 mi	71
MA-814503 Dirt · Full utilities	6.5	Jun 6, 2024	$227,100	34,780	31,095	4.5 mi	71
MA-644431 Dirt · Full utilities	6.2	Jun 27, 2024	$246,700	39,859	35,450	6.9 mi	70
MA-975108 Gravel · Off grid	10.1	Mar 30, 2024	$339,600	33,561	38,438	4.1 mi	67
MA-312751 Paved · Off grid	1.8	Mar 19, 2025	$59,000	32,214	27,959	5.6 mi	62
MA-445951 Dirt · Power at road	18.6	Aug 21, 2024	$451,600	24,239	28,741	6.5 mi	56

Show adjustment detail for the top comp

Tract size (7.94 ac → 5.36 ac)+2.3%
Access (Landlocked → Gravel)+47.1%
Utilities (Power at road → Off grid)-15.0%

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