MA-823828
2113 County Road 85
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.
Franklin County, Massachusetts. Very limited raw supply; wetlands review drives most deals.
View Franklin market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
169 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $4,743 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MA-854218 Gravel · Power at road | 5.3 | Sep 15, 2024 | $141,600 | 26,660 | 25,074 | 6.2 mi | 75 |
| MA-503440 Paved · Off grid | 3.0 | Nov 6, 2025 | $104,700 | 34,684 | 30,419 | 5.9 mi | 74 |
| MA-934726 Paved · Off grid | 7.7 | Apr 13, 2026 | $189,000 | 24,641 | 22,144 | 4.7 mi | 73 |
| MA-684997 Paved · Full utilities | 9.3 | Nov 4, 2025 | $364,700 | 39,093 | 25,268 | 3.8 mi | 67 |
| MA-154292 Gravel · Off grid | 5.6 | Jul 31, 2024 | $121,200 | 21,637 | 24,122 | 7.4 mi | 67 |
| MA-762560 Gravel · Full utilities | 1.6 | Jan 7, 2025 | $58,500 | 36,583 | 26,888 | 3.8 mi | 62 |
Show adjustment detail for the top comp
- Tract size (5.31 ac → 4 ac)+1.2%
- Access (Gravel → Dirt)-14.0%
- Market time (23 mo)+8.0%
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.