Comparable sales & offer analysis
Parcel MA-115226
Dukes County, MA · 11.02 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$258,200
Adjusted value
$219,971
Value range
$177,387–$262,556
Comp $/acre
$19,961/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +17.4% versus the adjusted value.
Offer position
Max allowable offer
$125,698
Offer $/acre
$11,406/ac
Projected profit
$65,991
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 | 26,776 | 73 |
| MA-865805 | 16.8 | Jun 29, 2025 | $301,300 | 17,977 | 16,691 | 72 |
| MA-434128 | 5.0 | Feb 20, 2026 | $163,200 | 32,828 | 21,642 | 71 |
| MA-513605 | 3.4 | Jun 13, 2026 | $93,000 | 27,284 | 14,875 | 69 |
| MA-683579 | 3.3 | May 22, 2026 | $103,200 | 30,887 | 19,848 | 69 |
| MA-456666 | 31.3 | Aug 12, 2024 | $1,018,500 | 32,572 | 19,672 | 58 |
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.