Hampshire County, MA · Sold

MA-366119

1589 County Road 184

$281,700

$13,389/ac · 21.04 ac

Offer report Market this tract

Acreage21.04 ac

Price per acre$13,389/ac

ZoningAgricultural

Road accessLandlocked

UtilitiesOff grid

TopographyWooded

ListedAug 29, 2024

Coordinates42.3287, -72.6140

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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

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands19.7% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power5,150 ft away

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

Buildable area16.05 of 21.04 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$315,555

$253,894 – $377,215 · $14,998/ac on 21.04 ac

Asking vs estimate

-10.7%

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 $281,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$180,317

$8,570/ac · +30.0% target margin

You need $101,383 off asking to hit this margin.

All-in cost$195,644

Net resale$290,310

Projected profit$94,666

ROI+48.4%

Annualized+69.2%

Break-even resale$10,107/ac

Profit if resale lands off target

-20%

$36,604

-10%

$65,635

$94,666

+10%

$123,697

+20%

$152,728

Comparable sales7 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	12,658	5.2 mi	82
MA-465981 Landlocked · Full utilities	19.0	Mar 21, 2024	$305,700	16,054	12,158	2.5 mi	75
MA-154632 Landlocked · Full utilities	7.2	Jul 27, 2026	$141,200	19,689	12,421	7.7 mi	71
MA-576347 Gravel · Power at road	24.8	Feb 15, 2024	$784,900	31,623	20,665	3.2 mi	71
MA-687473 Gravel · Power at road	56.1	Jul 27, 2026	$1,159,700	20,668	14,154	6.4 mi	70
MA-304839 Landlocked · Power at road	8.3	Jan 3, 2026	$181,600	21,822	17,360	5.7 mi	69
MA-625535 Paved · Power at road	13.8	Feb 28, 2024	$435,900	31,630	16,278	2.1 mi	67

Show adjustment detail for the top comp

Tract size (24.13 ac → 21.04 ac)+1.9%
Access (Gravel → Landlocked)-32.0%
Utilities (Power at road → Off grid)-15.0%
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