Comparable sales & offer analysis
Parcel MA-131156
Essex County, MA · 0.58 ac · Residential · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$16,400
Adjusted value
$15,716
Value range
$11,316–$20,117
Comp $/acre
$27,097/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.4% versus the adjusted value.
Offer position
Max allowable offer
$8,981
Offer $/acre
$15,484/ac
Projected profit
$4,715
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-981445 | 0.7 | Jun 5, 2025 | $28,400 | 39,930 | 24,327 | 79 |
| MA-480656 | 0.4 | Dec 8, 2025 | $29,800 | 74,518 | 36,341 | 76 |
| MA-872322 | 1.3 | Dec 2, 2025 | $72,100 | 53,784 | 38,155 | 68 |
| MA-692750 | 1.8 | Mar 31, 2026 | $33,400 | 18,277 | 15,127 | 67 |
| MA-381721 | 0.9 | Mar 22, 2024 | $21,500 | 24,668 | 21,646 | 66 |
| MA-312751 | 1.8 | Mar 19, 2025 | $59,000 | 32,214 | 23,555 | 58 |
| MA-490038 | 0.3 | Jan 4, 2024 | $8,500 | 28,350 | 29,330 | 58 |
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.