Worcester County, MA · Sold

MA-125113

6412 County Road 88

$166,000

$16,355/ac · 10.15 ac

Offer report Market this tract

Acreage10.15 ac

Price per acre$16,355/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographySloped

ListedDec 31, 2024

Coordinates42.2249, -71.9625

Loading terrain…

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

2 items to verify before you offer.

Risk index

Low risk

Wetlands0.8% of tract

Little to no mapped wetland coverage.

Average slope27.0%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

734 ft of deeded road frontage.

Power105 ft away

Power at or near the road.

Buildable area6.04 of 10.15 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$177,996

$148,951 – $207,040 · $17,537/ac on 10.15 ac

Asking vs estimate

-6.7%

Priced below 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 $166,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$101,712

$10,021/ac · +30.0% target margin

You need $64,288 off asking to hit this margin.

All-in cost$110,358

Net resale$163,756

Projected profit$53,399

ROI+48.4%

Annualized+69.2%

Break-even resale$11,818/ac

Profit if resale lands off target

-20%

$20,647

-10%

$37,023

$53,399

+10%

$69,774

+20%

$86,150

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-184392 Gravel · Full utilities	6.0	Jul 27, 2026	$170,100	28,252	22,416	6.1 mi	80
MA-934167 Paved · Off grid	5.1	Jul 27, 2026	$92,100	17,990	17,222	3.6 mi	76
MA-984056 Paved · Power at road	4.7	Jul 27, 2026	$109,100	23,110	18,736	7.3 mi	75
MA-283660 Dirt · Off grid	3.5	Jun 20, 2026	$44,600	12,598	16,375	3.3 mi	71
MA-526672 Paved · Full utilities	31.4	May 20, 2026	$719,400	22,903	18,409	4.9 mi	68
MA-814281 Gravel · Off grid	5.6	Oct 4, 2025	$68,100	12,248	14,363	13.2 mi	67
MA-326337 Gravel · Power at road	24.6	Oct 18, 2024	$286,200	11,616	13,803	4.4 mi	66
MA-936390 Dirt · Power at road	25.6	Feb 27, 2024	$302,000	11,795	16,799	5.4 mi	65
MA-733871 Dirt · Off grid	4.1	Dec 1, 2025	$67,800	16,415	21,950	12.7 mi	62
MA-946771 Gravel · Off grid	33.7	Mar 19, 2025	$332,800	9,863	14,250	10.5 mi	59

Show adjustment detail for the top comp

Tract size (6.02 ac → 10.15 ac)-3.4%
Utilities (Full utilities → Power at road)-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