Comparable sales & offer analysis
Parcel MA-508629
Essex County, MA · 130 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$3,569,600
Adjusted value
$3,151,922
Value range
$2,454,838–$3,849,006
Comp $/acre
$24,313/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.3% versus the adjusted value.
Offer position
Max allowable offer
$1,801,098
Offer $/acre
$13,893/ac
Projected profit
$945,577
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-559593 | 260.6 | Jan 17, 2026 | $6,186,000 | 23,735 | 29,607 | 76 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 23,741 | 73 |
| MA-999355 | 219.3 | Dec 26, 2025 | $3,548,800 | 16,179 | 19,264 | 72 |
| MA-199037 | 174.2 | Oct 19, 2025 | $3,905,800 | 22,419 | 30,690 | 70 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 16,866 | 59 |
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.