Hampden County, MA · Sold

MA-528954

6933 County Road 185

$3,111,200

$18,965/ac · 164 ac

Offer report Market this tract

Acreage164 ac

Price per acre$18,965/ac

ZoningMixed Use

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedMay 29, 2024

Coordinates42.0856, -72.6362

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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

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

View Hampden market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands6.9% of tract

Little to no mapped wetland coverage.

Average slope25.5%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power39 ft away

Power at or near the road.

Buildable area91.64 of 164.05 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,539,126

$2,238,084 – $2,840,168 · $15,478/ac on 164 ac

Asking vs estimate

+22.5%

Priced above the comp set

Weighted from 9 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 $3,111,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,450,929

$8,844/ac · +30.0% target margin

You need $1,660,271 off asking to hit this margin.

All-in cost$1,574,258

Net resale$2,335,996

Projected profit$761,738

ROI+48.4%

Annualized+69.2%

Break-even resale$10,431/ac

Profit if resale lands off target

-20%

$294,539

-10%

$528,138

$761,738

+10%

$995,338

+20%

$1,228,937

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-969057 Landlocked · Power at road	176.8	Jul 27, 2026	$1,989,100	11,253	14,555	1.8 mi	89
MA-108554 Paved · Power at road	122.8	Jul 13, 2026	$2,948,400	24,014	16,274	4.4 mi	83
MA-508479 Gravel · Off grid	116.3	Jan 9, 2026	$1,937,800	16,663	15,789	8.3 mi	77
MA-329634 Landlocked · Power at road	268.5	Sep 6, 2024	$3,097,400	11,537	18,111	2.0 mi	75
MA-577229 Gravel · Power at road	47.0	Jun 11, 2026	$1,131,000	24,053	15,506	3.9 mi	70
MA-829864 Dirt · Off grid	317.2	Nov 26, 2024	$3,756,200	11,843	17,996	2.7 mi	69
MA-407521 Gravel · Full utilities	58.1	Jul 27, 2026	$1,605,200	27,628	15,160	10.3 mi	68
MA-987449 Dirt · Off grid	55.1	Jun 5, 2025	$682,500	12,377	11,748	4.4 mi	65
MA-337461 Paved · Off grid	55.6	Nov 17, 2024	$1,068,600	19,212	13,607	0.5 mi	63

Show adjustment detail for the top comp

Tract size (176.76 ac → 164.05 ac)+2.1%
Access (Landlocked → Dirt)+26.5%

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