Worcester County, MA · Sold

MA-802558

9677 County Road 89

$18,900

$11,887/ac · 1.59 ac

Offer report Market this tract

Acreage1.59 ac

Price per acre$11,887/ac

ZoningAgricultural

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedMay 24, 2025

Coordinates42.3936, -71.9689

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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

Wetlands22.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope0.6%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

147 ft of deeded road frontage.

Power65 ft away

Power at or near the road.

Buildable area1.18 of 1.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$26,732

$23,141 – $30,323 · $16,813/ac on 1.59 ac

Asking vs estimate

-29.3%

Priced below 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 $18,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$15,275

$9,607/ac · +30.0% target margin

You need $3,625 off asking to hit this margin.

All-in cost$16,573

Net resale$24,593

Projected profit$8,020

ROI+48.4%

Annualized+69.3%

Break-even resale$11,330/ac

Profit if resale lands off target

-20%

$3,101

-10%

$5,561

$8,020

+10%

$10,479

+20%

$12,939

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MA-372335 Gravel · Full utilities	1.4	Feb 20, 2026	$27,200	20,012	14,359	10.2 mi	76
MA-360885 Gravel · Off grid	0.5	Jul 27, 2026	$7,600	16,138	16,176	5.9 mi	73
MA-984056 Paved · Power at road	4.7	Jul 27, 2026	$109,100	23,110	17,399	4.8 mi	72
MA-283660 Dirt · Off grid	3.5	Jun 20, 2026	$44,600	12,598	15,206	11.5 mi	71
MA-381892 Paved · Power at road	1.0	Apr 20, 2025	$24,100	24,596	18,804	4.8 mi	70
MA-934167 Paved · Off grid	5.1	Jul 27, 2026	$92,100	17,990	15,992	8.8 mi	68
MA-733871 Dirt · Off grid	4.1	Dec 1, 2025	$67,800	16,415	20,383	6.8 mi	67
MA-171908 Gravel · Off grid	1.0	Mar 25, 2025	$18,600	18,565	19,763	9.9 mi	65
MA-814281 Gravel · Off grid	5.6	Oct 4, 2025	$68,100	12,248	13,338	7.0 mi	61

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
Utilities (Full utilities → Power at road)-18.0%
Market time (6 mo)+2.0%

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