Hancock County, ME · Sold

ME-837042

1241 County Road 221

$349,400

$2,239/ac · 156 ac

Offer report Market this tract

Acreage156 ac

Price per acre$2,239/ac

ZoningResidential

Road accessLandlocked

UtilitiesPower at road

TopographyWooded

ListedDec 21, 2023

Coordinates44.6549, -68.3703

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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

Hancock County, Maine. North Woods timberland and lakefront camp lots.

View Hancock market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands17.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.0%

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.

Power211 ft away

Power at or near the road.

Buildable area122.30 of 156.04 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$230,133

$165,755 – $294,510 · $1,475/ac on 156 ac

Asking vs estimate

+51.8%

Priced above 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 $349,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$131,504

$843/ac · +30.0% target margin

You need $217,896 off asking to hit this margin.

All-in cost$142,682

Net resale$211,722

Projected profit$69,040

ROI+48.4%

Annualized+69.3%

Break-even resale$994/ac

Profit if resale lands off target

-20%

$26,696

-10%

$47,868

$69,040

+10%

$90,212

+20%

$111,384

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ME-407038 Dirt · Power at road	155.6	Jul 27, 2026	$283,000	1,819	1,440	9.0 mi	86
ME-727359 Landlocked · Off grid	196.3	Jul 13, 2026	$268,800	1,369	1,722	4.8 mi	85
ME-256933 Dirt · Full utilities	144.2	Jul 27, 2026	$216,000	1,498	953	5.5 mi	84
ME-466465 Landlocked · Full utilities	102.7	Nov 15, 2025	$201,300	1,960	1,487	3.0 mi	82
ME-466859 Gravel · Power at road	136.7	Mar 24, 2026	$346,200	2,533	1,691	9.1 mi	80
ME-447420 Gravel · Off grid	205.2	Mar 13, 2026	$248,700	1,212	1,064	6.7 mi	76
ME-227800 Dirt · Full utilities	270.2	Jan 8, 2026	$733,500	2,714	2,102	6.1 mi	75
ME-625695 Dirt · Full utilities	58.8	Jul 27, 2026	$108,500	1,846	946	4.0 mi	73
ME-555357 Dirt · Off grid	46.0	Jul 27, 2026	$141,500	3,074	2,152	8.6 mi	72
ME-336456 Gravel · Off grid	102.1	Dec 1, 2024	$159,900	1,566	1,203	4.1 mi	68

Show adjustment detail for the top comp

Access (Dirt → Landlocked)-20.9%

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