Essex County, NJ · Sold

NJ-645680

9083 County Road 155

$562,500

$45,918/ac · 12.25 ac

Offer report Market this tract

Acreage12.25 ac

Price per acre$45,918/ac

ZoningUnzoned

Road accessGravel

UtilitiesFull utilities

TopographyWooded

ListedFeb 29, 2024

Coordinates40.8358, -74.2737

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Essex County, New Jersey. Pinelands restrictions keep supply extremely tight.

View Essex market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands12.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

523 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area10.18 of 12.25 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$628,311

$505,208 – $751,413 · $51,291/ac on 12.25 ac

Asking vs estimate

-10.5%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $562,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$359,035

$29,309/ac · +30.0% target margin

You need $203,465 off asking to hit this margin.

All-in cost$389,553

Net resale$578,046

Projected profit$188,493

ROI+48.4%

Annualized+69.2%

Break-even resale$34,565/ac

Profit if resale lands off target

-20%

$72,884

-10%

$130,688

$188,493

+10%

$246,297

+20%

$304,102

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-755500 Paved · Off grid	10.8	Jul 27, 2026	$483,100	44,936	54,149	2.7 mi	85
NJ-376567 Dirt · Off grid	23.3	Jun 24, 2026	$647,700	27,809	50,291	1.5 mi	77
NJ-654942 Dirt · Power at road	7.2	Jul 14, 2026	$340,100	47,370	64,746	5.9 mi	76
NJ-844456 Dirt · Power at road	5.0	Jul 27, 2026	$215,000	42,568	57,009	2.1 mi	75
NJ-836532 Dirt · Off grid	22.7	Aug 22, 2025	$502,000	22,116	41,250	5.1 mi	68
NJ-634129 Landlocked · Power at road	4.0	Jul 8, 2025	$87,200	21,899	38,345	4.1 mi	67
NJ-237336 Gravel · Power at road	40.6	Dec 30, 2024	$939,900	23,122	35,525	6.0 mi	65
NJ-736907 Gravel · Off grid	29.8	Nov 28, 2024	$1,004,500	33,720	57,980	3.6 mi	65
NJ-134972 Paved · Full utilities	7.3	Nov 10, 2023	$532,700	72,677	66,077	6.8 mi	64
NJ-314100 Dirt · Off grid	3.9	Jan 29, 2025	$104,500	26,803	44,393	2.4 mi	61

Show adjustment detail for the top comp

Tract size (10.75 ac → 12.25 ac)-1.2%
Access (Paved → Gravel)-15.3%
Utilities (Off grid → Full utilities)+43.5%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV