Comparable sales & offer analysis
Parcel MA-478517
Middlesex County, MA · 120 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,515,800
Adjusted value
$1,626,117
Value range
$1,185,640–$2,066,594
Comp $/acre
$13,603/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.8% versus the adjusted value.
Offer position
Max allowable offer
$929,210
Offer $/acre
$7,773/ac
Projected profit
$487,835
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 | 8,453 | 69 |
| MA-378115 | 89.3 | Jun 11, 2024 | $1,470,800 | 16,463 | 17,002 | 65 |
| MA-877840 | 73.2 | Nov 2, 2023 | $1,131,400 | 15,456 | 18,129 | 63 |
| MA-366505 | 27.8 | Oct 28, 2025 | $320,900 | 11,530 | 11,180 | 61 |
| MA-226087 | 20.6 | Oct 5, 2025 | $537,700 | 26,151 | 13,573 | 53 |
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.