Hampden County, MA · Sold

MA-337461

4085 County Road 113

$1,264,600

$22,736/ac · 55.62 ac

Offer report Market this tract

Acreage55.62 ac

Price per acre$22,736/ac

ZoningUnzoned

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedJan 10, 2024

Coordinates42.0919, -72.6312

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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

Low risk

Wetlands6.6% of tract

Little to no mapped wetland coverage.

Average slope13.5%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,654 ft of deeded road frontage.

Power3,218 ft away

Service extension needed; get a utility quote.

Buildable area41.56 of 55.62 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,191,631

$955,927 – $1,427,336 · $21,425/ac on 55.62 ac

Asking vs estimate

+6.1%

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 $1,264,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$680,932

$12,243/ac · +30.0% target margin

You need $583,668 off asking to hit this margin.

All-in cost$738,811

Net resale$1,096,301

Projected profit$357,490

ROI+48.4%

Annualized+69.2%

Break-even resale$14,438/ac

Profit if resale lands off target

-20%

$138,229

-10%

$247,860

$357,490

+10%

$467,120

+20%

$576,750

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-407521 Gravel · Full utilities	58.1	Jul 27, 2026	$1,605,200	27,628	22,973	10.1 mi	83
MA-577229 Gravel · Power at road	47.0	Jun 11, 2026	$1,131,000	24,053	23,497	3.4 mi	83
MA-867138 Gravel · Full utilities	44.0	Jun 4, 2026	$817,700	18,577	14,698	1.7 mi	82
MA-987449 Dirt · Off grid	55.1	Jun 5, 2025	$682,500	12,377	17,803	4.1 mi	80
MA-108554 Paved · Power at road	122.8	Jul 13, 2026	$2,948,400	24,014	24,661	4.4 mi	76
MA-969057 Landlocked · Power at road	176.8	Jul 27, 2026	$1,989,100	11,253	22,057	1.4 mi	72
MA-826266 Landlocked · Off grid	23.4	Sep 25, 2025	$239,000	10,212	15,805	8.1 mi	70
MA-508479 Gravel · Off grid	116.3	Jan 9, 2026	$1,937,800	16,663	23,926	7.9 mi	69
MA-528954 Dirt · Power at road	164.1	Jun 23, 2025	$2,958,800	18,036	28,646	0.5 mi	66

Show adjustment detail for the top comp

Tract size (58.1 ac → 55.62 ac)+0.9%
Access (Gravel → Paved)+18.0%
Utilities (Full utilities → Off grid)-30.3%

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