Hampshire County, MA · Sold

MA-752194

6636 County Road 316

$31,500

$25,610/ac · 1.23 ac

Offer report Market this tract

Acreage1.23 ac

Price per acre$25,610/ac

ZoningUnzoned

Road accessGravel

UtilitiesFull utilities

TopographyRolling

ListedJul 15, 2025

Coordinates42.3052, -72.7688

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands5.1% of tract

Little to no mapped wetland coverage.

Average slope4.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area1.11 of 1.23 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$48,860

$37,231 – $60,489 · $39,723/ac on 1.23 ac

Asking vs estimate

-35.5%

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 $31,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$27,920

$22,699/ac · +30.0% target margin

You need $3,580 off asking to hit this margin.

All-in cost$30,293

Net resale$44,951

Projected profit$14,658

ROI+48.4%

Annualized+69.2%

Break-even resale$26,770/ac

Profit if resale lands off target

-20%

$5,668

-10%

$10,163

$14,658

+10%

$19,153

+20%

$23,648

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-732201 Paved · Full utilities	1.2	Dec 9, 2025	$53,600	43,556	37,971	2.0 mi	89
MA-612713 Gravel · Full utilities	1.8	Mar 31, 2026	$54,200	30,424	31,077	5.5 mi	80
MA-922416 Gravel · Full utilities	1.4	Nov 12, 2023	$36,700	25,494	28,511	4.1 mi	79
MA-771930 Gravel · Off grid	1.0	Feb 3, 2026	$26,000	25,701	37,623	9.9 mi	78
MA-432687 Paved · Off grid	1.8	Nov 20, 2025	$57,400	32,820	41,371	0.5 mi	77
MA-642352 Dirt · Power at road	1.4	Aug 29, 2025	$50,000	36,460	53,890	8.0 mi	75
MA-913351 Landlocked · Full utilities	2.8	Jan 10, 2026	$46,700	16,516	25,297	3.7 mi	71
MA-252832 Dirt · Power at road	1.9	Jul 19, 2024	$58,400	29,947	46,525	4.4 mi	66
MA-600712 Gravel · Off grid	0.4	Jun 5, 2025	$12,700	30,150	45,066	6.6 mi	63
MA-600864 Dirt · Power at road	0.5	Oct 10, 2025	$17,800	37,856	55,178	10.0 mi	62

Show adjustment detail for the top comp

Access (Paved → Gravel)-15.3%
Market time (8 mo)+2.9%

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