Essex County, MA · Sold

MA-814503

2649 County Road 276

$224,200

$34,334/ac · 6.53 ac

Offer report Market this tract

Acreage6.53 ac

Price per acre$34,334/ac

ZoningRecreational

Road accessDirt

UtilitiesFull utilities

TopographyFlat

ListedMar 2, 2024

Coordinates42.6125, -70.8698

Loading terrain…

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

3 items to verify before you offer.

Risk index

Low risk

Wetlands29.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.4%

Gentle grade, straightforward to develop.

Flood zoneA

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

Legal accessDeeded frontage

251 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area4.35 of 6.53 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$263,437

$225,755 – $301,119 · $40,343/ac on 6.53 ac

Asking vs estimate

-14.9%

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 $224,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$150,535

$23,053/ac · +30.0% target margin

You need $73,665 off asking to hit this margin.

All-in cost$163,330

Net resale$242,362

Projected profit$79,032

ROI+48.4%

Annualized+69.3%

Break-even resale$27,187/ac

Profit if resale lands off target

-20%

$30,559

-10%

$54,795

$79,032

+10%

$103,268

+20%

$127,504

Comparable sales7 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	32,055	3.2 mi	84
MA-823733 Dirt · Power at road	3.7	Jul 27, 2026	$141,000	37,699	44,937	2.3 mi	81
MA-644431 Dirt · Full utilities	6.2	Jun 27, 2024	$246,700	39,859	43,305	7.0 mi	80
MA-655377 Dirt · Off grid	12.3	Jul 27, 2026	$373,000	30,353	45,757	6.7 mi	77
MA-234231 Gravel · Off grid	5.4	Sep 11, 2025	$146,200	27,270	34,610	4.5 mi	76
MA-975108 Gravel · Off grid	10.1	Mar 30, 2024	$339,600	33,561	46,954	4.2 mi	70
MA-445951 Dirt · Power at road	18.6	Aug 21, 2024	$451,600	24,239	35,109	2.1 mi	68

Show adjustment detail for the top comp

Tract size (7.94 ac → 6.53 ac)+1.2%
Access (Landlocked → Dirt)+26.5%
Utilities (Power at road → Full utilities)+22.0%

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