Comparable sales & offer analysis
Parcel MA-199037
Essex County, MA · 174 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$4,438,400
Adjusted value
$3,109,838
Value range
$2,493,959–$3,725,718
Comp $/acre
$17,850/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +42.7% versus the adjusted value.
Offer position
Max allowable offer
$1,777,051
Offer $/acre
$10,200/ac
Projected profit
$932,952
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 | 22,496 | 75 |
| MA-999355 | 219.3 | Dec 26, 2025 | $3,548,800 | 16,179 | 14,637 | 72 |
| MA-807751 | 68.6 | Jan 19, 2026 | $1,029,000 | 14,994 | 18,039 | 67 |
| MA-508629 | 129.6 | Nov 26, 2024 | $3,212,600 | 24,781 | 20,294 | 66 |
| MA-357380 | 52.5 | Dec 27, 2024 | $482,000 | 9,190 | 12,815 | 57 |
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.