Comparable sales & offer analysis
Parcel MA-115226
Dukes County, MA · 11.02 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$258,200
Adjusted value
$221,229
Value range
$178,406–$264,052
Comp $/acre
$20,075/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.7% versus the adjusted value.
Offer position
Max allowable offer
$126,417
Offer $/acre
$11,472/ac
Projected profit
$66,369
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 | 26,919 | 72 |
| MA-865805 | 16.8 | Jun 29, 2025 | $301,300 | 17,977 | 16,780 | 72 |
| MA-434128 | 5.0 | Feb 20, 2026 | $163,200 | 32,828 | 21,761 | 70 |
| MA-513605 | 3.4 | Jun 13, 2026 | $93,000 | 27,284 | 14,958 | 68 |
| MA-683579 | 3.3 | May 22, 2026 | $103,200 | 30,887 | 19,958 | 67 |
| MA-456666 | 31.3 | Aug 12, 2024 | $1,018,500 | 32,572 | 19,773 | 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.