Comparable sales & offer analysis
Parcel MA-456666
Dukes County, MA · 31.27 ac · Unzoned · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,144,400
Adjusted value
$1,287,475
Value range
$1,014,390–$1,560,561
Comp $/acre
$41,173/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -11.1% versus the adjusted value.
Offer position
Max allowable offer
$735,700
Offer $/acre
$23,527/ac
Projected profit
$386,243
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 |
|---|---|---|---|---|---|---|
| MA-948092 | 87.9 | Jul 23, 2026 | $2,372,800 | 27,006 | 33,571 | 76 |
| MA-495694 | 15.5 | Jun 1, 2025 | $659,600 | 42,664 | 48,334 | 72 |
| MA-865805 | 16.8 | Jun 29, 2025 | $301,300 | 17,977 | 30,129 | 72 |
| MA-115226 | 11.0 | Jul 27, 2026 | $257,700 | 23,383 | 42,314 | 69 |
| MA-938621 | 128.9 | Dec 13, 2025 | $4,400,500 | 34,141 | 53,850 | 60 |
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.