MA-409265
3184 County Road 246
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.
Worcester County, Massachusetts. Very limited raw supply; wetlands review drives most deals.
View Worcester market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
3,492 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $911,278 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MA-579554 Gravel · Full utilities | 253.4 | Jul 27, 2026 | $2,150,500 | 8,487 | 8,729 | 3.9 mi | 83 |
| MA-329717 Dirt · Off grid | 285.1 | Jul 27, 2026 | $1,314,900 | 4,612 | 8,190 | 5.7 mi | 80 |
| MA-918942 Gravel · Off grid | 162.6 | May 31, 2026 | $1,478,000 | 9,088 | 11,934 | 8.8 mi | 78 |
| MA-988933 Dirt · Off grid | 161.6 | Feb 10, 2026 | $1,159,800 | 7,178 | 11,079 | 5.2 mi | 77 |
| MA-929173 Dirt · Full utilities | 192.3 | Dec 24, 2025 | $2,151,400 | 11,190 | 12,687 | 10.6 mi | 76 |
| MA-808753 Gravel · Full utilities | 141.8 | Jul 13, 2025 | $2,133,700 | 15,045 | 13,758 | 7.6 mi | 69 |
Show adjustment detail for the top comp
- Tract size (253.37 ac → 205.51 ac)+6.1%
- Access (Gravel → Paved)+18.0%
- 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.