Piscataquis County, ME · Sold

ME-129789

3985 County Road 196

$968,900

$849/ac · 1,141 ac

Offer report Market this tract

Acreage1,141 ac

Price per acre$849/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedMar 1, 2024

Coordinates45.8932, -69.1203

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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

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands17.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope8.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power9,252 ft away

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

Buildable area890.30 of 1141.48 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,099,130

$842,995 – $1,355,265 · $963/ac on 1,141 ac

Asking vs estimate

-11.8%

Priced below the comp set

Weighted from 8 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 $968,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$628,074

$550/ac · +30.0% target margin

You need $340,826 off asking to hit this margin.

All-in cost$681,460

Net resale$1,011,199

Projected profit$329,739

ROI+48.4%

Annualized+69.2%

Break-even resale$649/ac

Profit if resale lands off target

-20%

$127,499

-10%

$228,619

$329,739

+10%

$430,859

+20%

$531,979

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ME-199987 Gravel · Power at road	1317.5	Feb 18, 2025	$1,514,300	1,149	1,086	1.6 mi	83
ME-148739 Dirt · Power at road	533.5	Jul 27, 2026	$512,300	960	753	2.4 mi	75
ME-608369 Gravel · Power at road	408.1	Apr 27, 2026	$522,500	1,280	805	7.9 mi	70
ME-688986 Gravel · Full utilities	638.0	Feb 21, 2025	$990,600	1,553	960	4.3 mi	69
ME-769121 Gravel · Full utilities	703.6	May 27, 2024	$1,415,000	2,011	1,319	3.9 mi	68
ME-779916 Landlocked · Full utilities	1251.5	Jun 4, 2024	$824,000	658	758	11.7 mi	68
ME-328089 Gravel · Off grid	333.1	Dec 14, 2024	$332,400	998	734	7.3 mi	66
ME-499152 Dirt · Off grid	719.5	Dec 20, 2024	$863,400	1,200	1,293	10.8 mi	66

Show adjustment detail for the top comp

Tract size (1317.53 ac → 1141.48 ac)+4.6%
Utilities (Power at road → Off grid)-15.0%
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.

Build the listing kit Post a deal or JV