Franklin County, MA · Sold

MA-934726

443 County Road 189

$215,500

$28,096/ac · 7.67 ac

Offer report Market this tract

Acreage7.67 ac

Price per acre$28,096/ac

ZoningRecreational

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedMar 26, 2025

Coordinates42.5555, -72.6353

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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

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

View Franklin market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands3.2% of tract

Little to no mapped wetland coverage.

Average slope29.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

591 ft of deeded road frontage.

Power6,788 ft away

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

Buildable area4.45 of 7.67 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$200,572

$154,686 – $246,457 · $26,150/ac on 7.67 ac

Asking vs estimate

+7.4%

Priced above 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 $215,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$114,612

$14,943/ac · +30.0% target margin

You need $100,888 off asking to hit this margin.

All-in cost$124,354

Net resale$184,526

Projected profit$60,172

ROI+48.4%

Annualized+69.3%

Break-even resale$17,623/ac

Profit if resale lands off target

-20%

$23,267

-10%

$41,719

$60,172

+10%

$78,625

+20%

$97,077

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-684997 Paved · Full utilities	9.3	Nov 4, 2025	$364,700	39,093	28,518	6.0 mi	79
MA-154292 Gravel · Off grid	5.6	Jul 31, 2024	$121,200	21,637	27,226	2.8 mi	76
MA-823828 Dirt · Power at road	4.0	Apr 20, 2026	$54,400	13,599	15,556	4.7 mi	73
MA-854218 Gravel · Power at road	5.3	Sep 15, 2024	$141,600	26,660	28,300	4.1 mi	68
MA-503440 Paved · Off grid	3.0	Nov 6, 2025	$104,700	34,684	34,332	8.4 mi	68
MA-956103 Dirt · Full utilities	20.8	Jun 9, 2024	$492,600	23,685	27,202	4.0 mi	64
MA-715948 Paved · Off grid	18.6	Dec 21, 2024	$489,200	26,316	30,529	11.3 mi	62
MA-556159 Dirt · Off grid	21.7	Aug 10, 2024	$226,100	10,439	17,187	5.0 mi	60

Show adjustment detail for the top comp

Tract size (9.33 ac → 7.67 ac)+1.4%
Utilities (Full utilities → Off grid)-30.3%
Market time (9 mo)+3.3%

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