Comparable sales & offer analysis
Parcel MA-823733
Essex County, MA · 3.74 ac · Mixed Use · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$163,000
Adjusted value
$122,534
Value range
$93,309–$151,760
Comp $/acre
$32,763/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +33.0% versus the adjusted value.
Offer position
Max allowable offer
$70,020
Offer $/acre
$18,722/ac
Projected profit
$36,760
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 | 27,102 | 82 |
| MA-234231 | 5.4 | Sep 11, 2025 | $146,200 | 27,270 | 29,256 | 72 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 38,686 | 69 |
| MA-692750 | 1.8 | Mar 31, 2026 | $33,400 | 18,277 | 18,538 | 68 |
| MA-814503 | 6.5 | Jun 6, 2024 | $227,100 | 34,780 | 32,100 | 68 |
| MA-872322 | 1.3 | Dec 2, 2025 | $72,100 | 53,784 | 46,760 | 66 |
| MA-644431 | 6.2 | Jun 27, 2024 | $246,700 | 39,859 | 36,596 | 65 |
| MA-312751 | 1.8 | Mar 19, 2025 | $59,000 | 32,214 | 28,867 | 64 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 39,678 | 57 |
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.