Comparable sales & offer analysis
Parcel MA-814503
Essex County, MA · 6.53 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$224,200
Adjusted value
$263,442
Value range
$225,759–$301,124
Comp $/acre
$40,343/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.9% versus the adjusted value.
Offer position
Max allowable offer
$150,538
Offer $/acre
$23,053/ac
Projected profit
$79,032
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-474774 | 7.9 | Jul 27, 2026 | $162,600 | 20,480 | 32,056 | 84 |
| MA-823733 | 3.7 | Jul 27, 2026 | $141,000 | 37,699 | 44,938 | 81 |
| MA-644431 | 6.2 | Jun 27, 2024 | $246,700 | 39,859 | 43,305 | 80 |
| MA-655377 | 12.3 | Jul 27, 2026 | $373,000 | 30,353 | 45,757 | 77 |
| MA-234231 | 5.4 | Sep 11, 2025 | $146,200 | 27,270 | 34,610 | 76 |
| MA-975108 | 10.1 | Mar 30, 2024 | $339,600 | 33,561 | 46,955 | 70 |
| MA-445951 | 18.6 | Aug 21, 2024 | $451,600 | 24,239 | 35,110 | 68 |
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.