Hampshire County, MA · Sold

MA-612713

2862 County Road 169

$55,600

$31,236/ac · 1.78 ac

Offer report Market this tract

Acreage1.78 ac

Price per acre$31,236/ac

ZoningMixed Use

Road accessGravel

UtilitiesFull utilities

TopographyMixed

ListedMar 11, 2025

Coordinates42.3848, -72.7637

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands11.9% of tract

Little to no mapped wetland coverage.

Average slope9.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

178 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area1.49 of 1.78 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$65,560

$48,536 – $82,584 · $36,831/ac on 1.78 ac

Asking vs estimate

-15.2%

Priced below 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 $55,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$37,463

$21,046/ac · +30.0% target margin

You need $18,137 off asking to hit this margin.

All-in cost$40,647

Net resale$60,315

Projected profit$19,668

ROI+48.4%

Annualized+69.2%

Break-even resale$24,821/ac

Profit if resale lands off target

-20%

$7,605

-10%

$13,636

$19,668

+10%

$25,699

+20%

$31,730

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-432687 Paved · Off grid	1.8	Nov 20, 2025	$57,400	32,820	41,140	5.1 mi	80
MA-752194 Gravel · Full utilities	1.2	Dec 15, 2025	$30,500	24,765	25,316	5.5 mi	78
MA-732201 Paved · Full utilities	1.2	Dec 9, 2025	$53,600	43,556	37,759	3.9 mi	77
MA-913351 Landlocked · Full utilities	2.8	Jan 10, 2026	$46,700	16,516	25,155	3.7 mi	76
MA-642352 Dirt · Power at road	1.4	Aug 29, 2025	$50,000	36,460	53,590	9.4 mi	76
MA-922416 Gravel · Full utilities	1.4	Nov 12, 2023	$36,700	25,494	28,352	2.7 mi	74
MA-252832 Dirt · Power at road	1.9	Jul 19, 2024	$58,400	29,947	46,265	8.9 mi	74
MA-771930 Gravel · Off grid	1.0	Feb 3, 2026	$26,000	25,701	37,413	10.4 mi	71

Show adjustment detail for the top comp

Access (Paved → Gravel)-15.3%
Utilities (Off grid → Full utilities)+43.5%
Market time (9 mo)+3.1%

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