Piscataquis County, ME · Sold

ME-769121

3243 County Road 56

$1,413,600

$2,009/ac · 704 ac

Offer report Market this tract

Acreage704 ac

Price per acre$2,009/ac

ZoningResidential

Road accessGravel

UtilitiesFull utilities

TopographyWooded

ListedJan 8, 2024

Coordinates45.8807, -69.0415

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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

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

View Piscataquis market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands4.8% of tract

Little to no mapped wetland coverage.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

6,392 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area636.31 of 703.57 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,033,688

$798,769 – $1,268,606 · $1,469/ac on 704 ac

Asking vs estimate

+36.8%

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 $1,413,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$590,679

$840/ac · +30.0% target margin

You need $822,921 off asking to hit this margin.

All-in cost$640,887

Net resale$950,993

Projected profit$310,106

ROI+48.4%

Annualized+69.2%

Break-even resale$990/ac

Profit if resale lands off target

-20%

$119,907

-10%

$215,007

$310,106

+10%

$405,205

+20%

$500,305

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ME-148739 Dirt · Power at road	533.5	Jul 27, 2026	$512,300	960	1,255	2.7 mi	82
ME-688986 Gravel · Full utilities	638.0	Feb 21, 2025	$990,600	1,553	1,600	3.1 mi	81
ME-499152 Dirt · Off grid	719.5	Dec 20, 2024	$863,400	1,200	2,156	10.4 mi	76
ME-587915 Gravel · Off grid	293.7	Jul 27, 2026	$244,400	832	921	4.7 mi	76
ME-608369 Gravel · Power at road	408.1	Apr 27, 2026	$522,500	1,280	1,341	9.8 mi	74
ME-199987 Gravel · Power at road	1317.5	Feb 18, 2025	$1,514,300	1,149	1,810	2.5 mi	70
ME-129789 Gravel · Off grid	1141.5	Mar 24, 2024	$868,100	761	1,396	3.9 mi	68
ME-237851 Gravel · Power at road	280.4	Jun 6, 2025	$384,900	1,373	1,336	11.4 mi	67
ME-227989 Gravel · Power at road	309.9	Aug 29, 2025	$513,600	1,657	1,645	9.0 mi	66
ME-328089 Gravel · Off grid	333.1	Dec 14, 2024	$332,400	998	1,224	7.4 mi	64

Show adjustment detail for the top comp

Tract size (533.49 ac → 703.57 ac)-8.1%
Access (Dirt → Gravel)+16.3%
Utilities (Power at road → Full utilities)+22.0%

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