Hampshire County, MA · Sold

MA-576347

9395 County Road 188

$728,100

$29,335/ac · 24.82 ac

Offer report Market this tract

Acreage24.82 ac

Price per acre$29,335/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedSep 5, 2023

Coordinates42.2826, -72.6117

Loading terrain…

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

Wetlands17.4% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.1%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

891 ft of deeded road frontage.

Power194 ft away

Power at or near the road.

Buildable area19.48 of 24.82 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$579,068

$498,815 – $659,321 · $23,331/ac on 24.82 ac

Asking vs estimate

+25.7%

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 $728,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$330,896

$13,332/ac · +30.0% target margin

You need $397,204 off asking to hit this margin.

All-in cost$359,022

Net resale$532,743

Projected profit$173,721

ROI+48.4%

Annualized+69.2%

Break-even resale$15,723/ac

Profit if resale lands off target

-20%

$67,172

-10%

$120,446

$173,721

+10%

$226,995

+20%

$280,269

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-506308 Gravel · Power at road	24.1	Nov 7, 2025	$502,300	20,817	21,404	8.4 mi	82
MA-687473 Gravel · Power at road	56.1	Jul 27, 2026	$1,159,700	20,668	23,934	9.5 mi	75
MA-366119 Landlocked · Off grid	21.0	Nov 25, 2024	$274,400	13,041	23,647	3.2 mi	73
MA-304839 Landlocked · Power at road	8.3	Jan 3, 2026	$181,600	21,822	29,356	3.9 mi	68
MA-465981 Landlocked · Full utilities	19.0	Mar 21, 2024	$305,700	16,054	20,559	5.1 mi	68
MA-154632 Landlocked · Full utilities	7.2	Jul 27, 2026	$141,200	19,689	21,004	9.8 mi	66
MA-625535 Paved · Power at road	13.8	Feb 28, 2024	$435,900	31,630	27,526	4.7 mi	65
MA-598035 Paved · Off grid	84.3	Jan 26, 2026	$1,263,300	14,984	19,337	5.5 mi	64

Show adjustment detail for the top comp

Market time (9 mo)+3.2%

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