Comparable sales & offer analysis
Parcel MA-125113
Worcester County, MA · 10.15 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$166,000
Adjusted value
$178,893
Value range
$149,668–$208,119
Comp $/acre
$17,625/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -7.2% versus the adjusted value.
Offer position
Max allowable offer
$102,225
Offer $/acre
$10,071/ac
Projected profit
$53,668
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-184392 | 6.0 | Jul 27, 2026 | $170,100 | 28,252 | 22,541 | 78 |
| MA-934167 | 5.1 | Jul 27, 2026 | $92,100 | 17,990 | 17,318 | 74 |
| MA-984056 | 4.7 | Jul 27, 2026 | $109,100 | 23,110 | 18,841 | 73 |
| MA-283660 | 3.5 | Jun 20, 2026 | $44,600 | 12,598 | 16,466 | 70 |
| MA-526672 | 31.4 | May 20, 2026 | $719,400 | 22,903 | 18,511 | 67 |
| MA-814281 | 5.6 | Oct 4, 2025 | $68,100 | 12,248 | 14,441 | 66 |
| MA-326337 | 24.6 | Oct 18, 2024 | $286,200 | 11,616 | 13,875 | 66 |
| MA-936390 | 25.6 | Feb 27, 2024 | $302,000 | 11,795 | 16,884 | 65 |
| MA-733871 | 4.1 | Dec 1, 2025 | $67,800 | 16,415 | 22,069 | 61 |
| MA-946771 | 33.7 | Mar 19, 2025 | $332,800 | 9,863 | 14,325 | 59 |
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.