Hampshire County, MA · Sold

MA-922416

3664 County Road 245

$43,600

$30,278/ac · 1.44 ac

Offer report Market this tract

Acreage1.44 ac

Price per acre$30,278/ac

ZoningUnzoned

Road accessGravel

UtilitiesFull utilities

TopographyRolling

ListedOct 22, 2023

Coordinates42.3567, -72.7277

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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

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

View Hampshire market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands17.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

143 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area1.14 of 1.44 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$56,298

$41,937 – $70,660 · $39,096/ac on 1.44 ac

Asking vs estimate

-22.6%

Priced below the comp set

Weighted from 10 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 $43,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$32,170

$22,341/ac · +30.0% target margin

You need $11,430 off asking to hit this margin.

All-in cost$34,904

Net resale$51,794

Projected profit$16,890

ROI+48.4%

Annualized+69.3%

Break-even resale$26,347/ac

Profit if resale lands off target

-20%

$6,531

-10%

$11,711

$16,890

+10%

$22,069

+20%

$27,249

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-752194 Gravel · Full utilities	1.2	Dec 15, 2025	$30,500	24,765	25,403	4.1 mi	88
MA-732201 Paved · Full utilities	1.2	Dec 9, 2025	$53,600	43,556	37,889	2.2 mi	86
MA-612713 Gravel · Full utilities	1.8	Mar 31, 2026	$54,200	30,424	31,011	2.7 mi	85
MA-432687 Paved · Off grid	1.8	Nov 20, 2025	$57,400	32,820	41,283	3.7 mi	77
MA-642352 Dirt · Power at road	1.4	Aug 29, 2025	$50,000	36,460	53,775	6.8 mi	77
MA-771930 Gravel · Off grid	1.0	Feb 3, 2026	$26,000	25,701	37,543	8.0 mi	76
MA-913351 Landlocked · Full utilities	2.8	Jan 10, 2026	$46,700	16,516	25,242	1.0 mi	75
MA-252832 Dirt · Power at road	1.9	Jul 19, 2024	$58,400	29,947	46,425	6.5 mi	67
MA-600712 Gravel · Off grid	0.4	Jun 5, 2025	$12,700	30,150	44,970	4.4 mi	63
MA-600864 Dirt · Power at road	0.5	Oct 10, 2025	$17,800	37,856	55,059	6.5 mi	62

Show adjustment detail for the top comp

Market time (8 mo)+2.8%

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