Comparable sales & offer analysis
Parcel MA-999355
Essex County, MA · 219 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$4,255,200
Adjusted value
$4,920,399
Value range
$4,012,386–$5,828,413
Comp $/acre
$22,432/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.5% versus the adjusted value.
Offer position
Max allowable offer
$2,811,657
Offer $/acre
$12,818/ac
Projected profit
$1,476,120
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-559593 | 260.6 | Jan 17, 2026 | $6,186,000 | 23,735 | 25,530 | 80 |
| MA-199037 | 174.2 | Oct 19, 2025 | $3,905,800 | 22,419 | 26,465 | 72 |
| MA-508629 | 129.6 | Nov 26, 2024 | $3,212,600 | 24,781 | 23,037 | 67 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 20,472 | 62 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 14,547 | 58 |
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.