Comparable sales & offer analysis
Parcel MA-235125
Middlesex County, MA · 10.24 ac · Agricultural · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$194,800
Adjusted value
$208,778
Value range
$158,972–$258,584
Comp $/acre
$20,388/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.7% versus the adjusted value.
Offer position
Max allowable offer
$119,302
Offer $/acre
$11,651/ac
Projected profit
$62,633
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 | 17,793 | 84 |
| MA-355350 | 12.1 | Oct 4, 2024 | $197,300 | 16,372 | 20,240 | 76 |
| MA-464106 | 4.9 | Jul 27, 2026 | $43,100 | 8,820 | 13,709 | 73 |
| MA-226087 | 20.6 | Oct 5, 2025 | $537,700 | 26,151 | 28,347 | 66 |
| MA-366505 | 27.8 | Oct 28, 2025 | $320,900 | 11,530 | 23,348 | 63 |
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.