Penobscot County, ME · Sold

ME-795512

561 County Road 396

$120,400

$2,337/ac · 51.51 ac

Offer report Market this tract

Acreage51.51 ac

Price per acre$2,337/ac

ZoningRecreational

Road accessPaved

UtilitiesOff grid

TopographyRolling

ListedJun 14, 2024

Coordinates45.3470, -68.5177

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.7% of tract

Little to no mapped wetland coverage.

Average slope5.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,126 ft of deeded road frontage.

Power14,222 ft away

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

Buildable area45.17 of 51.51 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$95,281

$71,362 – $119,200 · $1,850/ac on 51.51 ac

Asking vs estimate

+26.4%

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 $120,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$54,446

$1,057/ac · +30.0% target margin

You need $65,954 off asking to hit this margin.

All-in cost$59,074

Net resale$87,659

Projected profit$28,585

ROI+48.4%

Annualized+69.3%

Break-even resale$1,247/ac

Profit if resale lands off target

-20%

$11,053

-10%

$19,819

$28,585

+10%

$37,350

+20%

$46,116

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ME-655906 Gravel · Off grid	68.5	Jul 27, 2026	$144,200	2,104	2,644	12.2 mi	83
ME-925469 Landlocked · Power at road	49.9	Jul 27, 2026	$50,300	1,007	1,480	11.3 mi	82
ME-775437 Dirt · Off grid	48.8	Apr 20, 2026	$97,200	1,993	2,741	8.7 mi	82
ME-745926 Dirt · Off grid	69.5	Jul 4, 2026	$72,500	1,044	1,534	8.3 mi	80
ME-185477 Paved · Full utilities	50.2	Sep 30, 2024	$107,200	2,135	1,596	13.3 mi	76
ME-603983 Landlocked · Off grid	17.0	Jul 27, 2026	$19,700	1,156	1,686	3.1 mi	73
ME-977038 Dirt · Off grid	155.6	Jul 27, 2026	$135,800	873	1,561	3.5 mi	73
ME-506792 Gravel · Off grid	130.2	Sep 3, 2025	$161,300	1,239	1,887	13.5 mi	67
ME-946329 Gravel · Power at road	93.1	Jan 9, 2025	$127,800	1,373	1,677	9.7 mi	63
ME-356135 Dirt · Off grid	80.9	Sep 30, 2024	$73,600	910	1,487	15.6 mi	63

Show adjustment detail for the top comp

Tract size (68.52 ac → 51.51 ac)+6.3%
Access (Gravel → Paved)+18.0%

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