Comparable sales & offer analysis
Parcel MA-975108
Essex County, MA · 10.12 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$333,300
Adjusted value
$320,867
Value range
$275,671–$366,063
Comp $/acre
$31,706/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.9% versus the adjusted value.
Offer position
Max allowable offer
$183,353
Offer $/acre
$18,118/ac
Projected profit
$96,260
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-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 36,175 | 81 |
| MA-474774 | 7.9 | Jul 27, 2026 | $162,600 | 20,480 | 25,343 | 79 |
| MA-234231 | 5.4 | Sep 11, 2025 | $146,200 | 27,270 | 27,357 | 73 |
| MA-644431 | 6.2 | Jun 27, 2024 | $246,700 | 39,859 | 34,221 | 70 |
| MA-814503 | 6.5 | Jun 6, 2024 | $227,100 | 34,780 | 30,017 | 70 |
| MA-823733 | 3.7 | Jul 27, 2026 | $141,000 | 37,699 | 35,527 | 69 |
| MA-476738 | 33.0 | Nov 3, 2025 | $724,000 | 21,974 | 30,647 | 68 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 27,746 | 68 |
| MA-636764 | 33.6 | May 25, 2024 | $1,497,100 | 44,598 | 39,571 | 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.