Comparable sales & offer analysis
Parcel MA-312751
Essex County, MA · 1.83 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$70,600
Adjusted value
$70,749
Value range
$52,488–$89,010
Comp $/acre
$38,661/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -0.2% versus the adjusted value.
Offer position
Max allowable offer
$40,428
Offer $/acre
$22,092/ac
Projected profit
$21,225
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-692750 | 1.8 | Mar 31, 2026 | $33,400 | 18,277 | 22,028 | 84 |
| MA-823733 | 3.7 | Jul 27, 2026 | $141,000 | 37,699 | 45,145 | 73 |
| MA-872322 | 1.3 | Dec 2, 2025 | $72,100 | 53,784 | 55,563 | 72 |
| MA-131156 | 0.6 | Jul 16, 2026 | $17,200 | 29,661 | 43,585 | 67 |
| MA-981445 | 0.7 | Jun 5, 2025 | $28,400 | 39,930 | 35,426 | 67 |
| MA-234231 | 5.4 | Sep 11, 2025 | $146,200 | 27,270 | 34,763 | 64 |
| MA-381721 | 0.9 | Mar 22, 2024 | $21,500 | 24,668 | 31,522 | 64 |
| MA-644431 | 6.2 | Jun 27, 2024 | $246,700 | 39,859 | 43,486 | 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.