Comparable sales & offer analysis
Parcel MD-396789
Charles County, MD · 41.02 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$579,700
Adjusted value
$526,333
Value range
$440,843–$611,823
Comp $/acre
$12,831/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.1% versus the adjusted value.
Offer position
Max allowable offer
$300,762
Offer $/acre
$7,332/ac
Projected profit
$157,900
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-176482 | 32.8 | Feb 23, 2026 | $390,400 | 11,889 | 11,725 | 86 |
| MD-636959 | 46.4 | Jul 27, 2026 | $682,300 | 14,706 | 10,570 | 84 |
| MD-778193 | 113.4 | Jul 27, 2026 | $1,331,900 | 11,742 | 14,818 | 82 |
| MD-956615 | 36.2 | Aug 2, 2025 | $291,000 | 8,047 | 12,137 | 79 |
| MD-298147 | 109.7 | Jul 27, 2026 | $757,100 | 6,901 | 12,700 | 74 |
| MD-217185 | 54.6 | Jul 14, 2025 | $452,900 | 8,287 | 10,716 | 74 |
| MD-648252 | 118.4 | Nov 25, 2025 | $1,312,300 | 11,084 | 14,536 | 71 |
| MD-676182 | 26.4 | Mar 4, 2025 | $272,800 | 10,321 | 10,108 | 70 |
| MD-275799 | 20.0 | Dec 22, 2023 | $217,600 | 10,868 | 15,958 | 66 |
| MD-307421 | 64.8 | Mar 29, 2025 | $1,509,400 | 23,279 | 16,038 | 65 |
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.