Comparable sales & offer analysis
Parcel MA-234231
Essex County, MA · 5.36 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$141,500
Adjusted value
$167,849
Value range
$133,370–$202,329
Comp $/acre
$31,315/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.7% versus the adjusted value.
Offer position
Max allowable offer
$95,914
Offer $/acre
$17,894/ac
Projected profit
$50,355
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-474774 | 7.9 | Jul 27, 2026 | $162,600 | 20,480 | 26,388 | 79 |
| MA-823733 | 3.7 | Jul 27, 2026 | $141,000 | 37,699 | 36,993 | 79 |
| MA-692750 | 1.8 | Mar 31, 2026 | $33,400 | 18,277 | 18,050 | 72 |
| MA-814503 | 6.5 | Jun 6, 2024 | $227,100 | 34,780 | 31,255 | 70 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 37,667 | 70 |
| MA-644431 | 6.2 | Jun 27, 2024 | $246,700 | 39,859 | 35,633 | 69 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 38,633 | 67 |
| MA-312751 | 1.8 | Mar 19, 2025 | $59,000 | 32,214 | 28,107 | 61 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 28,890 | 56 |
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.