Comparable sales & offer analysis
Parcel MA-559593
Essex County, MA · 261 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$6,616,000
Adjusted value
$5,076,839
Value range
$4,027,296–$6,126,382
Comp $/acre
$19,479/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +30.3% versus the adjusted value.
Offer position
Max allowable offer
$2,901,051
Offer $/acre
$11,131/ac
Projected profit
$1,523,052
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-999355 | 219.3 | Dec 26, 2025 | $3,548,800 | 16,179 | 15,817 | 80 |
| MA-199037 | 174.2 | Oct 19, 2025 | $3,905,800 | 22,419 | 25,199 | 74 |
| MA-508629 | 129.6 | Nov 26, 2024 | $3,212,600 | 24,781 | 21,935 | 70 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 19,492 | 70 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 13,851 | 55 |
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.