Hampshire County, MA · Sold

MA-506308

656 County Road 77

$607,400

$25,172/ac · 24.13 ac

Offer report Market this tract

Acreage24.13 ac

Price per acre$25,172/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyWooded

ListedDec 6, 2024

Coordinates42.4043, -72.6122

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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

Wetlands4.9% of tract

Little to no mapped wetland coverage.

Average slope3.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power202 ft away

Power at or near the road.

Buildable area21.80 of 24.13 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$608,025

$488,192 – $727,858 · $25,198/ac on 24.13 ac

Asking vs estimate

-0.1%

In line with 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 $607,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$347,443

$14,399/ac · +30.0% target margin

You need $259,957 off asking to hit this margin.

All-in cost$376,976

Net resale$559,383

Projected profit$182,407

ROI+48.4%

Annualized+69.2%

Break-even resale$16,981/ac

Profit if resale lands off target

-20%

$70,531

-10%

$126,469

$182,407

+10%

$238,345

+20%

$294,284

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-687473 Gravel · Power at road	56.1	Jul 27, 2026	$1,159,700	20,668	24,032	1.9 mi	80
MA-366119 Landlocked · Off grid	21.0	Nov 25, 2024	$274,400	13,041	23,743	5.2 mi	77
MA-576347 Gravel · Power at road	24.8	Feb 15, 2024	$784,900	31,623	35,086	8.4 mi	75
MA-465981 Landlocked · Full utilities	19.0	Mar 21, 2024	$305,700	16,054	20,642	4.1 mi	69
MA-154632 Landlocked · Full utilities	7.2	Jul 27, 2026	$141,200	19,689	21,090	6.9 mi	68
MA-625535 Paved · Power at road	13.8	Feb 28, 2024	$435,900	31,630	27,638	4.3 mi	65
MA-598035 Paved · Off grid	84.3	Jan 26, 2026	$1,263,300	14,984	19,416	11.5 mi	65
MA-304839 Landlocked · Power at road	8.3	Jan 3, 2026	$181,600	21,822	29,475	10.4 mi	64

Show adjustment detail for the top comp

Tract size (56.11 ac → 24.13 ac)+16.0%

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