Comparable sales & offer analysis
Parcel MA-189498
Dukes County, MA · 243 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$6,717,900
Adjusted value
$6,135,676
Value range
$4,968,974–$7,302,378
Comp $/acre
$25,220/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.5% versus the adjusted value.
Offer position
Max allowable offer
$3,506,100
Offer $/acre
$14,411/ac
Projected profit
$1,840,703
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-789403 | 227.1 | Jul 27, 2026 | $4,849,900 | 21,355 | 25,606 | 87 |
| MA-948092 | 87.9 | Jul 23, 2026 | $2,372,800 | 27,006 | 21,391 | 75 |
| MA-849931 | 332.9 | Feb 3, 2025 | $5,094,000 | 15,300 | 21,689 | 72 |
| MA-938621 | 128.9 | Dec 13, 2025 | $4,400,500 | 34,141 | 34,317 | 70 |
| MA-456666 | 31.3 | Aug 12, 2024 | $1,018,500 | 32,572 | 22,632 | 51 |
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.