Worcester County, MA · Sold

MA-283660

5114 County Road 286

$42,800

$12,090/ac · 3.54 ac

Offer report Market this tract

Acreage3.54 ac

Price per acre$12,090/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedNov 17, 2025

Coordinates42.2330, -72.0264

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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

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

View Worcester market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands0.9% of tract

Little to no mapped wetland coverage.

Average slope16.8%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

300 ft of deeded road frontage.

Power13,928 ft away

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

Buildable area2.81 of 3.54 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$48,954

$40,590 – $57,317 · $13,829/ac on 3.54 ac

Asking vs estimate

-12.6%

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 $42,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$27,974

$7,902/ac · +30.0% target margin

You need $14,826 off asking to hit this margin.

All-in cost$30,352

Net resale$45,037

Projected profit$14,686

ROI+48.4%

Annualized+69.2%

Break-even resale$9,320/ac

Profit if resale lands off target

-20%

$5,678

-10%

$10,182

$14,686

+10%

$19,189

+20%

$23,693

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-934167 Paved · Off grid	5.1	Jul 27, 2026	$92,100	17,990	13,335	5.7 mi	85
MA-984056 Paved · Power at road	4.7	Jul 27, 2026	$109,100	23,110	14,508	6.7 mi	85
MA-184392 Gravel · Full utilities	6.0	Jul 27, 2026	$170,100	28,252	17,357	4.8 mi	82
MA-733871 Dirt · Off grid	4.1	Dec 1, 2025	$67,800	16,415	16,996	14.2 mi	81
MA-802558 Dirt · Power at road	1.6	Feb 18, 2026	$19,800	12,434	10,581	11.5 mi	68
MA-814281 Gravel · Off grid	5.6	Oct 4, 2025	$68,100	12,248	11,122	14.7 mi	68
MA-125113 Gravel · Power at road	10.2	Jan 4, 2026	$169,700	16,714	13,275	3.3 mi	67
MA-372335 Gravel · Full utilities	1.4	Feb 20, 2026	$27,200	20,012	11,974	9.2 mi	65

Show adjustment detail for the top comp

Tract size (5.12 ac → 3.54 ac)+1.5%
Access (Paved → Dirt)-27.1%

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