Comparable sales & offer analysis
Parcel MA-433373
Middlesex County, MA · 2.88 ac · Mixed Use · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$69,700
Adjusted value
$44,777
Value range
$32,239–$57,314
Comp $/acre
$15,547/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +55.7% versus the adjusted value.
Offer position
Max allowable offer
$25,587
Offer $/acre
$8,884/ac
Projected profit
$13,433
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-464106 | 4.9 | Jul 27, 2026 | $43,100 | 8,820 | 10,534 | 79 |
| MA-772793 | 1.9 | Jun 30, 2025 | $26,900 | 14,238 | 14,845 | 77 |
| MA-735137 | 10.3 | Jul 27, 2026 | $188,400 | 18,241 | 13,673 | 71 |
| MA-731364 | 0.7 | Jul 27, 2026 | $17,200 | 25,601 | 24,939 | 68 |
| MA-235125 | 10.2 | Apr 8, 2026 | $191,100 | 18,662 | 14,634 | 66 |
| MA-355350 | 12.1 | Oct 4, 2024 | $197,300 | 16,372 | 15,553 | 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.