Comparable sales & offer analysis
Parcel MA-636764
Essex County, MA · 33.57 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,489,700
Adjusted value
$1,215,787
Value range
$954,636–$1,476,937
Comp $/acre
$36,216/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +22.5% versus the adjusted value.
Offer position
Max allowable offer
$694,735
Offer $/acre
$20,695/ac
Projected profit
$364,736
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 | 37,964 | 81 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 44,811 | 68 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 31,876 | 67 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 22,645 | 66 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 34,369 | 65 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 45,961 | 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.