Comparable sales & offer analysis
Parcel MA-865805
Dukes County, MA · 16.76 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$341,600
Adjusted value
$394,794
Value range
$326,249–$463,339
Comp $/acre
$23,556/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.5% versus the adjusted value.
Offer position
Max allowable offer
$225,597
Offer $/acre
$13,460/ac
Projected profit
$118,438
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-495694 | 15.5 | Jun 1, 2025 | $659,600 | 42,664 | 30,208 | 81 |
| MA-115226 | 11.0 | Jul 27, 2026 | $257,700 | 23,383 | 26,439 | 81 |
| MA-513605 | 3.4 | Jun 13, 2026 | $93,000 | 27,284 | 16,782 | 72 |
| MA-456666 | 31.3 | Aug 12, 2024 | $1,018,500 | 32,572 | 22,194 | 68 |
| MA-948092 | 87.9 | Jul 23, 2026 | $2,372,800 | 27,006 | 20,977 | 66 |
| MA-683579 | 3.3 | May 22, 2026 | $103,200 | 30,887 | 22,392 | 63 |
| MA-434128 | 5.0 | Feb 20, 2026 | $163,200 | 32,828 | 24,417 | 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.