Comparable sales & offer analysis
Parcel MA-631218
Dukes County, MA · 0.60 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$23,500
Adjusted value
$21,874
Value range
$15,749–$27,998
Comp $/acre
$36,456/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +7.4% versus the adjusted value.
Offer position
Max allowable offer
$12,499
Offer $/acre
$20,832/ac
Projected profit
$6,562
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 | 23,137 | 82 |
| MA-411848 | 0.9 | Apr 15, 2026 | $41,500 | 43,658 | 51,952 | 77 |
| MA-240771 | 0.4 | Nov 10, 2025 | $9,900 | 22,596 | 34,423 | 75 |
| MA-491798 | 0.9 | Dec 22, 2024 | $37,000 | 40,197 | 50,405 | 68 |
| MA-782243 | 1.3 | May 8, 2025 | $37,900 | 29,859 | 27,066 | 66 |
| MA-962676 | 1.7 | Aug 22, 2025 | $46,700 | 26,865 | 24,114 | 64 |
| MA-682852 | 2.0 | Jan 29, 2025 | $96,500 | 48,979 | 45,059 | 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.