Comparable sales & offer analysis
Parcel MA-636764
Essex County, MA · 33.57 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,489,700
Adjusted value
$1,209,673
Value range
$950,037–$1,469,310
Comp $/acre
$36,034/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.1% versus the adjusted value.
Offer position
Max allowable offer
$691,242
Offer $/acre
$20,591/ac
Projected profit
$362,902
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-476738 | 33.0 | Nov 3, 2025 | $724,000 | 21,974 | 37,759 | 82 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 44,563 | 70 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 31,703 | 68 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 22,527 | 67 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 34,193 | 66 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 45,728 | 60 |
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.