Comparable sales & offer analysis
Parcel MA-559593
Essex County, MA · 261 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$6,616,000
Adjusted value
$5,104,329
Value range
$4,048,986–$6,159,672
Comp $/acre
$19,585/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +29.6% versus the adjusted value.
Offer position
Max allowable offer
$2,916,759
Offer $/acre
$11,191/ac
Projected profit
$1,531,299
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 | 15,903 | 79 |
| MA-199037 | 174.2 | Oct 19, 2025 | $3,905,800 | 22,419 | 25,336 | 73 |
| MA-508629 | 129.6 | Nov 26, 2024 | $3,212,600 | 24,781 | 22,050 | 70 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 19,599 | 69 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 13,923 | 54 |
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.