Hampden County, MA · Sold

MA-867138

8262 County Road 238

$959,800

$21,804/ac · 44.02 ac

Offer report Market this tract

Acreage44.02 ac

Price per acre$21,804/ac

ZoningRecreational

Road accessGravel

UtilitiesFull utilities

TopographyRolling

ListedJun 10, 2025

Coordinates42.1129, -72.6144

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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

Wetlands13.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

993 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area36.26 of 44.02 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,203,302

$1,032,609 – $1,373,995 · $27,335/ac on 44.02 ac

Asking vs estimate

-20.2%

Priced below the comp set

Weighted from 7 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 $959,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$687,601

$15,620/ac · +30.0% target margin

You need $272,199 off asking to hit this margin.

All-in cost$746,047

Net resale$1,107,038

Projected profit$360,991

ROI+48.4%

Annualized+69.2%

Break-even resale$18,422/ac

Profit if resale lands off target

-20%

$139,583

-10%

$250,287

$360,991

+10%

$471,695

+20%

$582,398

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-577229 Gravel · Power at road	47.0	Jun 11, 2026	$1,131,000	24,053	29,943	1.8 mi	88
MA-407521 Gravel · Full utilities	58.1	Jul 27, 2026	$1,605,200	27,628	29,275	9.4 mi	87
MA-987449 Dirt · Off grid	55.1	Jun 5, 2025	$682,500	12,377	22,687	3.5 mi	74
MA-337461 Paved · Off grid	55.6	Nov 17, 2024	$1,068,600	19,212	26,276	1.7 mi	73
MA-108554 Paved · Power at road	122.8	Jul 13, 2026	$2,948,400	24,014	31,427	4.8 mi	70
MA-508479 Gravel · Off grid	116.3	Jan 9, 2026	$1,937,800	16,663	30,490	6.8 mi	69
MA-826266 Landlocked · Off grid	23.4	Sep 25, 2025	$239,000	10,212	20,141	7.1 mi	67

Show adjustment detail for the top comp

Tract size (47.02 ac → 44.02 ac)+1.3%
Utilities (Power at road → Full utilities)+22.0%
Market time (2 mo)+0.7%

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