Comparable sales & offer analysis
Parcel MA-381721
Essex County, MA · 0.87 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$20,400
Adjusted value
$30,815
Value range
$22,775–$38,856
Comp $/acre
$35,420/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -33.8% versus the adjusted value.
Offer position
Max allowable offer
$17,609
Offer $/acre
$20,240/ac
Projected profit
$9,245
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-131156 | 0.6 | Jul 16, 2026 | $17,200 | 29,661 | 37,739 | 78 |
| MA-981445 | 0.7 | Jun 5, 2025 | $28,400 | 39,930 | 30,675 | 76 |
| MA-872322 | 1.3 | Dec 2, 2025 | $72,100 | 53,784 | 48,110 | 71 |
| MA-692750 | 1.8 | Mar 31, 2026 | $33,400 | 18,277 | 19,073 | 70 |
| MA-480656 | 0.4 | Dec 8, 2025 | $29,800 | 74,518 | 45,822 | 69 |
| MA-312751 | 1.8 | Mar 19, 2025 | $59,000 | 32,214 | 29,700 | 67 |
| MA-490038 | 0.3 | Jan 4, 2024 | $8,500 | 28,350 | 36,983 | 62 |
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.