Comparable sales & offer analysis
Parcel MD-176482
Charles County, MD · 32.84 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$384,300
Adjusted value
$447,071
Value range
$376,434–$517,709
Comp $/acre
$13,614/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.0% versus the adjusted value.
Offer position
Max allowable offer
$255,469
Offer $/acre
$7,779/ac
Projected profit
$134,121
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 |
|---|---|---|---|---|---|---|
| MD-636959 | 46.4 | Jul 27, 2026 | $682,300 | 14,706 | 10,992 | 83 |
| MD-396789 | 41.0 | Mar 3, 2025 | $563,500 | 13,736 | 15,237 | 80 |
| MD-956615 | 36.2 | Aug 2, 2025 | $291,000 | 8,047 | 12,621 | 78 |
| MD-778193 | 113.4 | Jul 27, 2026 | $1,331,900 | 11,742 | 15,410 | 76 |
| MD-298147 | 109.7 | Jul 27, 2026 | $757,100 | 6,901 | 13,207 | 76 |
| MD-676182 | 26.4 | Mar 4, 2025 | $272,800 | 10,321 | 10,512 | 73 |
| MD-275799 | 20.0 | Dec 22, 2023 | $217,600 | 10,868 | 16,595 | 72 |
| MD-217185 | 54.6 | Jul 14, 2025 | $452,900 | 8,287 | 11,144 | 71 |
| MD-746133 | 25.5 | Aug 14, 2024 | $440,100 | 17,253 | 14,639 | 69 |
| MD-934915 | 10.6 | Dec 17, 2025 | $325,100 | 30,814 | 16,342 | 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.