Comparable sales & offer analysis
Parcel MA-644431
Essex County, MA · 6.19 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$230,800
Adjusted value
$232,965
Value range
$186,794–$279,136
Comp $/acre
$37,636/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -0.9% versus the adjusted value.
Offer position
Max allowable offer
$133,123
Offer $/acre
$21,506/ac
Projected profit
$69,890
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-814503 | 6.5 | Jun 6, 2024 | $227,100 | 34,780 | 38,294 | 80 |
| MA-474774 | 7.9 | Jul 27, 2026 | $162,600 | 20,480 | 32,331 | 77 |
| MA-823733 | 3.7 | Jul 27, 2026 | $141,000 | 37,699 | 45,324 | 77 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 46,150 | 75 |
| MA-234231 | 5.4 | Sep 11, 2025 | $146,200 | 27,270 | 34,901 | 74 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 47,335 | 70 |
| MA-692750 | 1.8 | Mar 31, 2026 | $33,400 | 18,277 | 22,115 | 64 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 35,397 | 63 |
| MA-312751 | 1.8 | Mar 19, 2025 | $59,000 | 32,214 | 34,437 | 62 |
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.