Comparable sales & offer analysis
Parcel MA-478517
Middlesex County, MA · 120 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,515,800
Adjusted value
$1,615,195
Value range
$1,176,679–$2,053,712
Comp $/acre
$13,512/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.2% versus the adjusted value.
Offer position
Max allowable offer
$922,969
Offer $/acre
$7,721/ac
Projected profit
$484,559
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-747194 | 45.8 | Jul 27, 2026 | $655,500 | 14,301 | 8,406 | 70 |
| MA-378115 | 89.3 | Jun 11, 2024 | $1,470,800 | 16,463 | 16,916 | 65 |
| MA-877840 | 73.2 | Nov 2, 2023 | $1,131,400 | 15,456 | 18,040 | 63 |
| MA-366505 | 27.8 | Oct 28, 2025 | $320,900 | 11,530 | 11,120 | 62 |
| MA-226087 | 20.6 | Oct 5, 2025 | $537,700 | 26,151 | 13,501 | 54 |
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.