Comparable sales & offer analysis
Parcel MA-474774
Essex County, MA · 7.94 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$182,300
Adjusted value
$210,320
Value range
$185,933–$234,707
Comp $/acre
$26,489/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.3% versus the adjusted value.
Offer position
Max allowable offer
$120,183
Offer $/acre
$15,136/ac
Projected profit
$63,096
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-823733 | 3.7 | Jul 27, 2026 | $141,000 | 37,699 | 28,774 | 83 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 29,299 | 75 |
| MA-234231 | 5.4 | Sep 11, 2025 | $146,200 | 27,270 | 22,161 | 73 |
| MA-814503 | 6.5 | Jun 6, 2024 | $227,100 | 34,780 | 24,322 | 71 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 30,065 | 68 |
| MA-644431 | 6.2 | Jun 27, 2024 | $246,700 | 39,859 | 27,728 | 66 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 22,481 | 63 |
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.