Comparable sales & offer analysis
Parcel MA-962676
Dukes County, MA · 1.74 ac · Unzoned · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$46,100
Adjusted value
$76,485
Value range
$56,683–$96,286
Comp $/acre
$43,957/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -39.7% versus the adjusted value.
Offer position
Max allowable offer
$43,706
Offer $/acre
$25,118/ac
Projected profit
$22,945
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-682852 | 2.0 | Jan 29, 2025 | $96,500 | 48,979 | 52,277 | 81 |
| MA-513605 | 3.4 | Jun 13, 2026 | $93,000 | 27,284 | 28,021 | 79 |
| MA-683579 | 3.3 | May 22, 2026 | $103,200 | 30,887 | 37,388 | 75 |
| MA-411848 | 0.9 | Apr 15, 2026 | $41,500 | 43,658 | 60,258 | 75 |
| MA-782243 | 1.3 | May 8, 2025 | $37,900 | 29,859 | 31,399 | 73 |
| MA-434128 | 5.0 | Feb 20, 2026 | $163,200 | 32,828 | 40,768 | 67 |
| MA-491798 | 0.9 | Dec 22, 2024 | $37,000 | 40,197 | 58,481 | 67 |
| MA-631218 | 0.6 | Jun 16, 2025 | $21,800 | 36,386 | 44,514 | 64 |
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.