Suffolk County, MA · Sold

MA-103710

8383 County Road 23

$153,600

$41,853/ac · 3.67 ac

Offer report Market this tract

Acreage3.67 ac

Price per acre$41,853/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyMixed

ListedMay 3, 2025

Coordinates42.3455, -71.0439

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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

Suffolk County, Massachusetts. Very limited raw supply; wetlands review drives most deals.

View Suffolk market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.6% of tract

Little to no mapped wetland coverage.

Average slope4.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power59 ft away

Power at or near the road.

Buildable area3.22 of 3.67 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$152,133

$118,586 – $185,679 · $41,453/ac on 3.67 ac

Asking vs estimate

+1.0%

In line with the comp set

Weighted from 9 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 $153,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$86,933

$23,687/ac · +30.0% target margin

You need $66,667 off asking to hit this margin.

All-in cost$94,322

Net resale$139,962

Projected profit$45,640

ROI+48.4%

Annualized+69.2%

Break-even resale$27,936/ac

Profit if resale lands off target

-20%

$17,647

-10%

$31,644

$45,640

+10%

$59,636

+20%

$73,632

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-333440 Gravel · Off grid	3.0	Jul 27, 2026	$113,100	37,441	43,871	2.6 mi	87
MA-184484 Dirt · Power at road	6.4	Apr 22, 2025	$146,900	22,806	28,701	4.9 mi	74
MA-143589 Dirt · Off grid	3.4	Apr 28, 2024	$131,100	38,916	58,212	4.3 mi	72
MA-645417 Gravel · Off grid	12.7	Jul 27, 2026	$394,900	31,221	39,704	6.0 mi	71
MA-655299 Paved · Power at road	11.6	Jul 15, 2026	$438,900	37,771	34,379	6.6 mi	71
MA-133345 Landlocked · Off grid	2.8	Nov 22, 2024	$56,500	20,033	36,874	4.8 mi	70
MA-814611 Paved · Off grid	7.1	Jun 6, 2025	$226,000	32,007	34,555	2.1 mi	68
MA-454622 Dirt · Power at road	7.1	May 9, 2025	$310,600	43,686	55,198	4.3 mi	68
MA-905353 Landlocked · Off grid	12.1	Jun 23, 2025	$256,200	21,205	41,297	1.7 mi	67

Show adjustment detail for the top comp

Tract size (3.02 ac → 3.67 ac)-0.6%
Utilities (Off grid → Power at road)+17.6%

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