Essex County, NJ · Sold

NJ-314100

1449 County Road 254

$112,400

$28,821/ac · 3.90 ac

Offer report Market this tract

Acreage3.90 ac

Price per acre$28,821/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedSep 12, 2024

Coordinates40.8402, -74.3197

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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

Wetlands11.8% of tract

Little to no mapped wetland coverage.

Average slope2.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power796 ft away

Power at or near the road.

Buildable area3.27 of 3.90 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$133,700

$107,728 – $159,673 · $34,282/ac on 3.90 ac

Asking vs estimate

-15.9%

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 $112,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$76,400

$19,590/ac · +30.0% target margin

You need $36,000 off asking to hit this margin.

All-in cost$82,894

Net resale$123,004

Projected profit$40,110

ROI+48.4%

Annualized+69.3%

Break-even resale$23,103/ac

Profit if resale lands off target

-20%

$15,509

-10%

$27,810

$40,110

+10%

$52,411

+20%

$64,711

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-844456 Dirt · Power at road	5.0	Jul 27, 2026	$215,000	42,568	36,653	4.5 mi	84
NJ-363624 Dirt · Off grid	2.8	Jul 27, 2026	$98,100	35,547	35,237	7.5 mi	83
NJ-634129 Landlocked · Power at road	4.0	Jul 8, 2025	$87,200	21,899	24,653	5.5 mi	77
NJ-654942 Dirt · Power at road	7.2	Jul 14, 2026	$340,100	47,370	41,626	8.1 mi	76
NJ-755500 Paved · Off grid	10.8	Jul 27, 2026	$483,100	44,936	34,813	0.5 mi	76
NJ-443805 Dirt · Power at road	3.1	Apr 20, 2024	$79,100	25,099	23,248	8.6 mi	74
NJ-354019 Dirt · Full utilities	3.7	Dec 13, 2023	$179,500	48,780	37,727	9.0 mi	71
NJ-603063 Landlocked · Off grid	1.8	Feb 23, 2024	$48,800	26,502	36,271	3.8 mi	64
NJ-645680 Gravel · Full utilities	12.3	Feb 12, 2025	$505,700	41,281	28,219	2.4 mi	61
NJ-742533 Dirt · Full utilities	1.3	May 1, 2024	$77,100	61,651	45,879	5.4 mi	59

Show adjustment detail for the top comp

Tract size (5.05 ac → 3.9 ac)+1.1%
Utilities (Power at road → Off grid)-15.0%

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