Essex County, MA · Sold

MA-692750

6487 County Road 308

$40,200

$21,967/ac · 1.83 ac

Offer report Market this tract

Acreage1.83 ac

Price per acre$21,967/ac

ZoningUnzoned

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedMay 24, 2025

Coordinates42.7122, -70.8481

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands0.6% of tract

Little to no mapped wetland coverage.

Average slope3.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

306 ft of deeded road frontage.

Power12,360 ft away

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

Buildable area1.73 of 1.83 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$62,664

$50,997 – $74,330 · $34,243/ac on 1.83 ac

Asking vs estimate

-35.8%

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 $40,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$35,808

$19,567/ac · +30.0% target margin

You need $4,392 off asking to hit this margin.

All-in cost$38,852

Net resale$57,651

Projected profit$18,799

ROI+48.4%

Annualized+69.2%

Break-even resale$23,077/ac

Profit if resale lands off target

-20%

$7,269

-10%

$13,034

$18,799

+10%

$24,564

+20%

$30,329

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-312751 Paved · Off grid	1.8	Mar 19, 2025	$59,000	32,214	28,916	5.1 mi	78
MA-872322 Gravel · Power at road	1.3	Dec 2, 2025	$72,100	53,784	46,831	12.0 mi	73
MA-823733 Dirt · Power at road	3.7	Jul 27, 2026	$141,000	37,699	38,046	9.3 mi	72
MA-131156 Landlocked · Power at road	0.6	Jul 16, 2026	$17,200	29,661	36,731	3.1 mi	70
MA-234231 Gravel · Off grid	5.4	Sep 11, 2025	$146,200	27,270	29,302	10.2 mi	69
MA-981445 Paved · Power at road	0.7	Jun 5, 2025	$28,400	39,930	29,863	3.2 mi	64
MA-381721 Dirt · Power at road	0.9	Mar 22, 2024	$21,500	24,668	26,578	4.5 mi	61
MA-644431 Dirt · Full utilities	6.2	Jun 27, 2024	$246,700	39,859	36,663	6.3 mi	56

Show adjustment detail for the top comp

Access (Paved → Gravel)-15.3%
Market time (17 mo)+5.9%

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