MA-199037
8406 County Road 235
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.
Essex County, Massachusetts. Very limited raw supply; wetlands review drives most deals.
View Essex market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
2,306 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $2,670,777 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MA-559593 Gravel · Full utilities | 260.6 | Jan 17, 2026 | $6,186,000 | 23,735 | 22,374 | 9.0 mi | 76 |
| MA-999355 Gravel · Full utilities | 219.3 | Dec 26, 2025 | $3,548,800 | 16,179 | 14,558 | 10.3 mi | 73 |
| MA-807751 Landlocked · Power at road | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 17,941 | 10.7 mi | 68 |
| MA-508629 Gravel · Full utilities | 129.6 | Nov 26, 2024 | $3,212,600 | 24,781 | 20,189 | 10.7 mi | 66 |
| MA-357380 Landlocked · Off grid | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 12,748 | 8.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (260.63 ac → 174.22 ac)+12.0%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (7 mo)+2.4%
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.