Hampshire County, MA · Sold

MA-432687

7096 County Road 141

$54,700

$31,257/ac · 1.75 ac

Offer report Market this tract

Acreage1.75 ac

Price per acre$31,257/ac

ZoningResidential

Road accessPaved

UtilitiesOff grid

TopographyFlat

ListedMay 8, 2025

Coordinates42.3112, -72.7640

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands39.3% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.1%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

269 ft of deeded road frontage.

Power9,756 ft away

A long utility run — price in solar/off-grid instead.

Buildable area1.01 of 1.75 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$51,026

$37,371 – $64,681 · $29,158/ac on 1.75 ac

Asking vs estimate

+7.2%

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 $54,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$29,158

$16,662/ac · +30.0% target margin

You need $25,542 off asking to hit this margin.

All-in cost$31,636

Net resale$46,944

Projected profit$15,307

ROI+48.4%

Annualized+69.2%

Break-even resale$19,650/ac

Profit if resale lands off target

-20%

$5,919

-10%

$10,613

$15,307

+10%

$20,002

+20%

$24,696

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-612713 Gravel · Full utilities	1.8	Mar 31, 2026	$54,200	30,424	25,415	5.1 mi	83
MA-732201 Paved · Full utilities	1.2	Dec 9, 2025	$53,600	43,556	31,052	1.5 mi	79
MA-752194 Gravel · Full utilities	1.2	Dec 15, 2025	$30,500	24,765	20,819	0.5 mi	77
MA-913351 Landlocked · Full utilities	2.8	Jan 10, 2026	$46,700	16,516	20,688	3.2 mi	74
MA-642352 Dirt · Power at road	1.4	Aug 29, 2025	$50,000	36,460	44,071	7.8 mi	72
MA-252832 Dirt · Power at road	1.9	Jul 19, 2024	$58,400	29,947	38,048	4.5 mi	72
MA-771930 Gravel · Off grid	1.0	Feb 3, 2026	$26,000	25,701	30,768	9.6 mi	72
MA-922416 Gravel · Full utilities	1.4	Nov 12, 2023	$36,700	25,494	23,316	3.7 mi	69

Show adjustment detail for the top comp

Access (Gravel → Paved)+18.0%
Utilities (Full utilities → Off grid)-30.3%
Market time (5 mo)+1.6%

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