Comparable sales & offer analysis
Parcel MA-807751
Essex County, MA · 68.63 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,117,300
Adjusted value
$1,163,675
Value range
$869,741–$1,457,609
Comp $/acre
$16,956/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.0% versus the adjusted value.
Offer position
Max allowable offer
$664,957
Offer $/acre
$9,689/ac
Projected profit
$349,103
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-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 10,910 | 71 |
| MA-508629 | 129.6 | Nov 26, 2024 | $3,212,600 | 24,781 | 17,277 | 67 |
| MA-199037 | 174.2 | Oct 19, 2025 | $3,905,800 | 22,419 | 19,848 | 66 |
| MA-476738 | 33.0 | Nov 3, 2025 | $724,000 | 21,974 | 18,286 | 66 |
| MA-999355 | 219.3 | Dec 26, 2025 | $3,548,800 | 16,179 | 12,458 | 61 |
| MA-636764 | 33.6 | May 25, 2024 | $1,497,100 | 44,598 | 23,618 | 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.