Comparable sales & offer analysis
Parcel VT-806502
Addison County, VT · 55.54 ac · Residential · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$395,000
Adjusted value
$239,057
Value range
$180,434–$297,679
Comp $/acre
$4,304/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +65.2% versus the adjusted value.
Offer position
Max allowable offer
$136,604
Offer $/acre
$2,460/ac
Projected profit
$71,717
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| VT-606435 | 52.9 | Jul 6, 2024 | $129,000 | 2,438 | 3,055 | 77 |
| VT-828117 | 178.9 | May 1, 2026 | $582,200 | 3,254 | 5,097 | 76 |
| VT-485824 | 34.0 | Oct 5, 2025 | $142,300 | 4,188 | 3,361 | 74 |
| VT-307116 | 86.7 | Mar 15, 2025 | $302,500 | 3,491 | 3,463 | 70 |
| VT-178015 | 166.2 | Dec 26, 2025 | $921,700 | 5,547 | 6,017 | 69 |
| VT-917776 | 139.8 | Jan 25, 2025 | $506,300 | 3,623 | 4,073 | 65 |
| VT-145265 | 22.7 | May 21, 2025 | $184,900 | 8,156 | 5,292 | 63 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.