Penobscot County, ME · Sold

ME-977038

2652 County Road 22

$127,000

$816/ac · 156 ac

Offer report Market this tract

Acreage156 ac

Price per acre$816/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedJul 22, 2026

Coordinates45.3030, -68.5528

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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

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

View Penobscot market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands5.8% of tract

Little to no mapped wetland coverage.

Average slope11.8%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,401 ft of deeded road frontage.

Power13,494 ft away

A long utility run — price in solar/off-grid instead.

Buildable area139.24 of 155.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$183,064

$139,151 – $226,977 · $1,177/ac on 156 ac

Asking vs estimate

-30.6%

Priced below 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 $127,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$104,608

$672/ac · +30.0% target margin

You need $22,392 off asking to hit this margin.

All-in cost$113,500

Net resale$168,419

Projected profit$54,919

ROI+48.4%

Annualized+69.2%

Break-even resale$793/ac

Profit if resale lands off target

-20%

$21,235

-10%

$38,077

$54,919

+10%

$71,761

+20%

$88,603

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ME-377295 Gravel · Full utilities	187.4	Dec 13, 2025	$443,700	2,368	1,534	9.9 mi	79
ME-745926 Dirt · Off grid	69.5	Jul 4, 2026	$72,500	1,044	859	11.0 mi	74
ME-506792 Gravel · Off grid	130.2	Sep 3, 2025	$161,300	1,239	1,057	14.7 mi	72
ME-775437 Dirt · Off grid	48.8	Apr 20, 2026	$97,200	1,993	1,535	6.6 mi	71
ME-655906 Gravel · Off grid	68.5	Jul 27, 2026	$144,200	2,104	1,481	13.3 mi	70
ME-667222 Gravel · Power at road	177.8	Aug 1, 2025	$197,500	1,111	879	15.5 mi	70
ME-187771 Landlocked · Power at road	264.6	Sep 5, 2025	$246,000	930	1,204	5.8 mi	70
ME-925469 Landlocked · Power at road	49.9	Jul 27, 2026	$50,300	1,007	829	13.4 mi	69
ME-795512 Paved · Off grid	51.5	Jun 19, 2025	$123,900	2,405	1,413	3.5 mi	64
ME-946329 Gravel · Power at road	93.1	Jan 9, 2025	$127,800	1,373	939	9.8 mi	64

Show adjustment detail for the top comp

Tract size (187.42 ac → 155.59 ac)+5.2%
Access (Gravel → Dirt)-14.0%
Utilities (Full utilities → Off grid)-30.3%
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