Comparable sales & offer analysis
Parcel MA-631218
Dukes County, MA · 0.60 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$23,500
Adjusted value
$21,750
Value range
$15,660–$27,840
Comp $/acre
$36,250/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.0% versus the adjusted value.
Offer position
Max allowable offer
$12,428
Offer $/acre
$20,714/ac
Projected profit
$6,525
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-510630 | 0.4 | Jul 27, 2026 | $7,700 | 19,787 | 23,008 | 84 |
| MA-411848 | 0.9 | Apr 15, 2026 | $41,500 | 43,658 | 51,668 | 78 |
| MA-240771 | 0.4 | Nov 10, 2025 | $9,900 | 22,596 | 34,237 | 76 |
| MA-491798 | 0.9 | Dec 22, 2024 | $37,000 | 40,197 | 50,143 | 68 |
| MA-782243 | 1.3 | May 8, 2025 | $37,900 | 29,859 | 26,923 | 67 |
| MA-962676 | 1.7 | Aug 22, 2025 | $46,700 | 26,865 | 23,985 | 65 |
| MA-682852 | 2.0 | Jan 29, 2025 | $96,500 | 48,979 | 44,824 | 61 |
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.