Comparable sales & offer analysis
Parcel MA-226087
Middlesex County, MA · 20.56 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$641,600
Adjusted value
$387,135
Value range
$345,378–$428,893
Comp $/acre
$18,830/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +65.7% versus the adjusted value.
Offer position
Max allowable offer
$221,220
Offer $/acre
$10,760/ac
Projected profit
$116,141
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-735137 | 10.3 | Jul 27, 2026 | $188,400 | 18,241 | 17,101 | 75 |
| MA-366505 | 27.8 | Oct 28, 2025 | $320,900 | 11,530 | 22,439 | 72 |
| MA-747194 | 45.8 | Jul 27, 2026 | $655,500 | 14,301 | 16,965 | 72 |
| MA-235125 | 10.2 | Apr 8, 2026 | $191,100 | 18,662 | 18,302 | 70 |
| MA-355350 | 12.1 | Oct 4, 2024 | $197,300 | 16,372 | 19,452 | 65 |
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.