Comparable sales & offer analysis
Parcel MA-789403
Dukes County, MA · 227 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,121,300
Adjusted value
$5,014,933
Value range
$4,010,785–$6,019,080
Comp $/acre
$22,082/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.1% versus the adjusted value.
Offer position
Max allowable offer
$2,865,676
Offer $/acre
$12,618/ac
Projected profit
$1,504,480
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-189498 | 243.3 | Sep 10, 2025 | $6,986,600 | 28,717 | 25,075 | 79 |
| MA-948092 | 87.9 | Jul 23, 2026 | $2,372,800 | 27,006 | 17,979 | 74 |
| MA-938621 | 128.9 | Dec 13, 2025 | $4,400,500 | 34,141 | 28,839 | 72 |
| MA-849931 | 332.9 | Feb 3, 2025 | $5,094,000 | 15,300 | 18,223 | 68 |
| MA-456666 | 31.3 | Aug 12, 2024 | $1,018,500 | 32,572 | 19,014 | 53 |
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.