Franklin County, ME · Sold

ME-775389

6085 County Road 171

$123,600

$2,623/ac · 47.12 ac

Offer report Market this tract

Acreage47.12 ac

Price per acre$2,623/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedDec 17, 2025

Coordinates44.9221, -70.4344

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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, Maine. North Woods timberland and lakefront camp lots.

View Franklin market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands15.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,783 ft of deeded road frontage.

Power3,736 ft away

Service extension needed; get a utility quote.

Buildable area37.83 of 47.12 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$102,120

$83,883 – $120,358 · $2,167/ac on 47.12 ac

Asking vs estimate

+21.0%

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 $123,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$58,354

$1,238/ac · +30.0% target margin

You need $65,246 off asking to hit this margin.

All-in cost$63,314

Net resale$93,951

Projected profit$30,637

ROI+48.4%

Annualized+69.3%

Break-even resale$1,461/ac

Profit if resale lands off target

-20%

$11,846

-10%

$21,241

$30,637

+10%

$40,032

+20%

$49,427

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ME-115176 Landlocked · Power at road	40.4	Jul 27, 2026	$83,200	2,060	2,155	6.9 mi	82
ME-554915 Dirt · Off grid	33.4	Jul 27, 2026	$50,200	1,503	1,415	10.5 mi	81
ME-275850 Gravel · Power at road	65.8	Jul 27, 2026	$194,200	2,951	2,317	3.3 mi	81
ME-346677 Dirt · Power at road	119.8	Jul 27, 2026	$321,700	2,686	2,829	3.5 mi	75
ME-446154 Gravel · Off grid	82.0	Feb 5, 2024	$174,600	2,129	2,282	8.0 mi	68
ME-984769 Landlocked · Off grid	30.1	Jan 5, 2024	$44,800	1,489	1,929	3.6 mi	67
ME-146895 Paved · Off grid	140.3	Jan 20, 2026	$313,100	2,232	2,146	6.8 mi	66
ME-953665 Dirt · Off grid	13.5	Jun 4, 2025	$35,900	2,658	2,324	11.3 mi	61

Show adjustment detail for the top comp

Tract size (40.38 ac → 47.12 ac)-2.9%
Access (Landlocked → Dirt)+26.5%
Utilities (Power at road → Off grid)-15.0%

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