Hampshire County, MA · Sold

MA-732201

2756 County Road 338

$54,500

$44,309/ac · 1.23 ac

Offer report Market this tract

Acreage1.23 ac

Price per acre$44,309/ac

ZoningUnzoned

Road accessPaved

UtilitiesFull utilities

TopographyMixed

ListedNov 18, 2025

Coordinates42.3296, -72.7492

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

4 items to verify before you offer.

Risk index

Low risk

Wetlands17.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area0.97 of 1.23 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$55,495

$40,128 – $70,863 · $45,118/ac on 1.23 ac

Asking vs estimate

-1.8%

In line with 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 $54,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$31,712

$25,782/ac · +30.0% target margin

You need $22,788 off asking to hit this margin.

All-in cost$34,408

Net resale$51,056

Projected profit$16,648

ROI+48.4%

Annualized+69.2%

Break-even resale$30,406/ac

Profit if resale lands off target

-20%

$6,437

-10%

$11,543

$16,648

+10%

$21,754

+20%

$26,859

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	30,040	2.0 mi	89
MA-612713 Gravel · Full utilities	1.8	Mar 31, 2026	$54,200	30,424	36,671	3.9 mi	79
MA-432687 Paved · Off grid	1.8	Nov 20, 2025	$57,400	32,820	48,818	1.5 mi	79
MA-922416 Gravel · Full utilities	1.4	Nov 12, 2023	$36,700	25,494	33,643	2.2 mi	77
MA-771930 Gravel · Off grid	1.0	Feb 3, 2026	$26,000	25,701	44,396	8.8 mi	76
MA-642352 Dirt · Power at road	1.4	Aug 29, 2025	$50,000	36,460	63,591	7.2 mi	75
MA-913351 Landlocked · Full utilities	2.8	Jan 10, 2026	$46,700	16,516	29,850	1.8 mi	73
MA-252832 Dirt · Power at road	1.9	Jul 19, 2024	$58,400	29,947	54,899	5.1 mi	65
MA-600864 Dirt · Power at road	0.5	Oct 10, 2025	$17,800	37,856	65,109	8.3 mi	63
MA-600712 Gravel · Off grid	0.4	Jun 5, 2025	$12,700	30,150	53,178	5.2 mi	61

Show adjustment detail for the top comp

Access (Gravel → Paved)+18.0%
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