Comparable sales & offer analysis
Parcel MA-735137
Middlesex County, MA · 10.33 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$199,400
Adjusted value
$221,178
Value range
$169,983–$272,374
Comp $/acre
$21,411/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.8% versus the adjusted value.
Offer position
Max allowable offer
$126,388
Offer $/acre
$12,235/ac
Projected profit
$66,353
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-235125 | 10.2 | Apr 8, 2026 | $191,100 | 18,662 | 19,675 | 81 |
| MA-355350 | 12.1 | Oct 4, 2024 | $197,300 | 16,372 | 20,911 | 75 |
| MA-464106 | 4.9 | Jul 27, 2026 | $43,100 | 8,820 | 14,163 | 73 |
| MA-226087 | 20.6 | Oct 5, 2025 | $537,700 | 26,151 | 29,287 | 69 |
| MA-366505 | 27.8 | Oct 28, 2025 | $320,900 | 11,530 | 24,122 | 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.