Comparable sales & offer analysis
Parcel MA-445951
Essex County, MA · 18.63 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$529,400
Adjusted value
$552,319
Value range
$443,802–$660,836
Comp $/acre
$29,647/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.1% versus the adjusted value.
Offer position
Max allowable offer
$315,611
Offer $/acre
$16,941/ac
Projected profit
$165,696
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-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 34,415 | 80 |
| MA-474774 | 7.9 | Jul 27, 2026 | $162,600 | 20,480 | 24,110 | 74 |
| MA-476738 | 33.0 | Nov 3, 2025 | $724,000 | 21,974 | 29,156 | 72 |
| MA-814503 | 6.5 | Jun 6, 2024 | $227,100 | 34,780 | 28,556 | 67 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 35,298 | 66 |
| MA-636764 | 33.6 | May 25, 2024 | $1,497,100 | 44,598 | 37,646 | 64 |
| MA-644431 | 6.2 | Jun 27, 2024 | $246,700 | 39,859 | 32,556 | 63 |
| MA-234231 | 5.4 | Sep 11, 2025 | $146,200 | 27,270 | 26,026 | 60 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 17,392 | 59 |
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.