Nantucket County, MA · Sold

MA-539061

7770 County Road 285

$3,909,100

$22,052/ac · 177 ac

Offer report Market this tract

Acreage177 ac

Price per acre$22,052/ac

ZoningUnzoned

Road accessDirt

UtilitiesFull utilities

TopographyMixed

ListedJun 19, 2025

Coordinates41.3133, -70.1785

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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

Nantucket County, Massachusetts. Very limited raw supply; wetlands review drives most deals.

View Nantucket market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands4.8% of tract

Little to no mapped wetland coverage.

Average slope6.7%

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 area160.32 of 177.27 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$5,674,838

$4,262,453 – $7,087,222 · $32,012/ac on 177 ac

Asking vs estimate

-31.1%

Priced below the comp set

Weighted from 9 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 $3,909,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$3,242,764

$18,293/ac · +30.0% target margin

You need $666,336 off asking to hit this margin.

All-in cost$3,518,399

Net resale$5,220,851

Projected profit$1,702,452

ROI+48.4%

Annualized+69.2%

Break-even resale$21,574/ac

Profit if resale lands off target

-20%

$658,282

-10%

$1,180,367

$1,702,452

+10%

$2,224,537

+20%

$2,746,622

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-569712 Dirt · Off grid	284.1	Jun 13, 2026	$4,825,100	16,985	28,048	5.5 mi	79
MA-569929 Landlocked · Full utilities	332.4	Mar 10, 2026	$4,650,400	13,988	21,540	5.2 mi	78
MA-288262 Dirt · Power at road	99.4	Dec 24, 2025	$2,221,800	22,358	24,090	1.9 mi	76
MA-757990 Dirt · Off grid	81.6	Jul 27, 2026	$2,252,100	27,599	32,564	6.8 mi	76
MA-588832 Dirt · Off grid	150.2	Jan 20, 2025	$4,532,300	30,179	44,146	5.7 mi	75
MA-668273 Dirt · Power at road	100.2	Dec 6, 2025	$2,463,600	24,595	26,606	5.8 mi	73
MA-847797 Gravel · Full utilities	71.0	Aug 12, 2025	$4,183,500	58,964	41,989	0.6 mi	70
MA-337572 Landlocked · Power at road	60.3	Jan 14, 2025	$1,442,500	23,930	30,184	1.4 mi	62
MA-497379 Paved · Full utilities	52.4	Sep 26, 2024	$3,787,700	72,257	42,310	7.5 mi	58

Show adjustment detail for the top comp

Tract size (284.09 ac → 177.27 ac)+14.2%
Utilities (Off grid → Full utilities)+43.5%
Market time (2 mo)+0.7%

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