Comparable sales & offer analysis
Parcel MD-396789
Charles County, MD · 41.02 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$579,700
Adjusted value
$523,455
Value range
$438,466–$608,444
Comp $/acre
$12,761/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.7% versus the adjusted value.
Offer position
Max allowable offer
$299,117
Offer $/acre
$7,292/ac
Projected profit
$157,037
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 | 11,661 | 87 |
| MD-636959 | 46.4 | Jul 27, 2026 | $682,300 | 14,706 | 10,511 | 85 |
| MD-778193 | 113.4 | Jul 27, 2026 | $1,331,900 | 11,742 | 14,736 | 83 |
| MD-956615 | 36.2 | Aug 2, 2025 | $291,000 | 8,047 | 12,072 | 79 |
| MD-298147 | 109.7 | Jul 27, 2026 | $757,100 | 6,901 | 12,629 | 76 |
| MD-217185 | 54.6 | Jul 14, 2025 | $452,900 | 8,287 | 10,659 | 75 |
| MD-648252 | 118.4 | Nov 25, 2025 | $1,312,300 | 11,084 | 14,457 | 72 |
| MD-676182 | 26.4 | Mar 4, 2025 | $272,800 | 10,321 | 10,055 | 70 |
| MD-275799 | 20.0 | Dec 22, 2023 | $217,600 | 10,868 | 15,878 | 66 |
| MD-307421 | 64.8 | Mar 29, 2025 | $1,509,400 | 23,279 | 15,953 | 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.