ME-288916
3494 County Road 194
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Penobscot County, Maine. North Woods timberland and lakefront camp lots.
View Penobscot market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
6,115 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $246,842 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| ME-409116 Gravel · Off grid | 701.0 | Feb 12, 2025 | $686,300 | 979 | 936 | 7.1 mi | 74 |
| ME-187771 Landlocked · Power at road | 264.6 | Sep 5, 2025 | $246,000 | 930 | 812 | 3.9 mi | 71 |
| ME-449647 Dirt · Off grid | 1029.9 | Jun 8, 2025 | $820,300 | 797 | 984 | 12.0 mi | 69 |
| ME-828078 Dirt · Power at road | 330.5 | Jan 27, 2025 | $426,000 | 1,289 | 973 | 13.2 mi | 68 |
| ME-667222 Gravel · Power at road | 177.8 | Aug 1, 2025 | $197,500 | 1,111 | 593 | 6.6 mi | 60 |
| ME-377295 Gravel · Full utilities | 187.4 | Dec 13, 2025 | $443,700 | 2,368 | 1,034 | 11.6 mi | 60 |
Show adjustment detail for the top comp
- Tract size (701.03 ac → 606.47 ac)+4.5%
- Access (Gravel → Dirt)-14.0%
- Market time (18 mo)+6.3%
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.