Comparable sales & offer analysis
Parcel MA-476738
Essex County, MA · 32.95 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$775,200
Adjusted value
$757,311
Value range
$571,993–$942,629
Comp $/acre
$22,984/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.4% versus the adjusted value.
Offer position
Max allowable offer
$432,749
Offer $/acre
$13,134/ac
Projected profit
$227,193
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-636764 | 33.6 | May 25, 2024 | $1,497,100 | 44,598 | 29,463 | 75 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 26,934 | 73 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 13,611 | 69 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 20,658 | 67 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 19,160 | 66 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 27,625 | 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.