Comparable sales & offer analysis
Parcel MA-357380
Essex County, MA · 52.45 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$564,400
Adjusted value
$870,291
Value range
$742,849–$997,733
Comp $/acre
$16,593/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -35.1% versus the adjusted value.
Offer position
Max allowable offer
$497,309
Offer $/acre
$9,482/ac
Projected profit
$261,087
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-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 13,821 | 77 |
| MA-476738 | 33.0 | Nov 3, 2025 | $724,000 | 21,974 | 16,461 | 74 |
| MA-636764 | 33.6 | May 25, 2024 | $1,497,100 | 44,598 | 21,260 | 65 |
| MA-199037 | 174.2 | Oct 19, 2025 | $3,905,800 | 22,419 | 17,867 | 62 |
| MA-508629 | 129.6 | Nov 26, 2024 | $3,212,600 | 24,781 | 15,553 | 59 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 14,906 | 58 |
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.