Comparable sales & offer analysis
Parcel MA-495694
Dukes County, MA · 15.46 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$662,900
Adjusted value
$503,217
Value range
$426,835–$579,598
Comp $/acre
$32,550/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +31.7% versus the adjusted value.
Offer position
Max allowable offer
$287,553
Offer $/acre
$18,600/ac
Projected profit
$150,965
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-865805 | 16.8 | Jun 29, 2025 | $301,300 | 17,977 | 28,091 | 81 |
| MA-115226 | 11.0 | Jul 27, 2026 | $257,700 | 23,383 | 39,452 | 80 |
| MA-513605 | 3.4 | Jun 13, 2026 | $93,000 | 27,284 | 25,042 | 73 |
| MA-456666 | 31.3 | Aug 12, 2024 | $1,018,500 | 32,572 | 33,103 | 69 |
| MA-434128 | 5.0 | Feb 20, 2026 | $163,200 | 32,828 | 36,431 | 68 |
| MA-683579 | 3.3 | May 22, 2026 | $103,200 | 30,887 | 33,412 | 64 |
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.