Worcester County, MA · Sold

MA-733871

1267 County Road 386

$72,200

$17,482/ac · 4.13 ac

Offer report Market this tract

Acreage4.13 ac

Price per acre$17,482/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedFeb 24, 2025

Coordinates42.3834, -71.8363

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

4 items to verify before you offer.

Risk index

Low risk

Wetlands15.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

327 ft of deeded road frontage.

Power7,390 ft away

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

Buildable area3.30 of 4.13 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$54,166

$45,920 – $62,412 · $13,115/ac on 4.13 ac

Asking vs estimate

+33.3%

Priced above 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 $72,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$30,952

$7,494/ac · +30.0% target margin

You need $41,248 off asking to hit this margin.

All-in cost$33,583

Net resale$49,833

Projected profit$16,250

ROI+48.4%

Annualized+69.3%

Break-even resale$8,839/ac

Profit if resale lands off target

-20%

$6,283

-10%

$11,267

$16,250

+10%

$21,233

+20%

$26,217

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-283660 Dirt · Off grid	3.5	Jun 20, 2026	$44,600	12,598	12,609	14.2 mi	86
MA-934167 Paved · Off grid	5.1	Jul 27, 2026	$92,100	17,990	13,261	9.1 mi	86
MA-984056 Paved · Power at road	4.7	Jul 27, 2026	$109,100	23,110	14,427	9.1 mi	85
MA-184392 Gravel · Full utilities	6.0	Jul 27, 2026	$170,100	28,252	17,261	10.8 mi	80
MA-814281 Gravel · Off grid	5.6	Oct 4, 2025	$68,100	12,248	11,060	0.5 mi	79
MA-802558 Dirt · Power at road	1.6	Feb 18, 2026	$19,800	12,434	10,522	6.8 mi	69
MA-372335 Gravel · Full utilities	1.4	Feb 20, 2026	$27,200	20,012	11,907	7.7 mi	64
MA-125113 Gravel · Power at road	10.2	Jan 4, 2026	$169,700	16,714	13,201	12.7 mi	63

Show adjustment detail for the top comp

Tract size (3.54 ac → 4.13 ac)-0.6%
Market time (2 mo)+0.6%

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