Essex County, NJ · Sold

NJ-443805

1076 County Road 21

$82,100

$26,063/ac · 3.15 ac

Offer report Market this tract

Acreage3.15 ac

Price per acre$26,063/ac

ZoningAgricultural

Road accessDirt

UtilitiesPower at road

TopographyMixed

ListedMar 22, 2024

Coordinates40.8164, -74.1573

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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

Wetlands15.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

150 ft of deeded road frontage.

Power49 ft away

Power at or near the road.

Buildable area2.54 of 3.15 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$134,705

$112,554 – $156,855 · $42,763/ac on 3.15 ac

Asking vs estimate

-39.1%

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 $82,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$76,974

$24,436/ac · +30.0% target margin

You need $5,126 off asking to hit this margin.

All-in cost$83,517

Net resale$123,928

Projected profit$40,412

ROI+48.4%

Annualized+69.3%

Break-even resale$28,819/ac

Profit if resale lands off target

-20%

$15,626

-10%

$28,019

$40,412

+10%

$52,804

+20%

$65,197

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-363624 Dirt · Off grid	2.8	Jul 27, 2026	$98,100	35,547	41,753	9.8 mi	83
NJ-844456 Dirt · Power at road	5.0	Jul 27, 2026	$215,000	42,568	43,430	4.5 mi	83
NJ-654942 Dirt · Power at road	7.2	Jul 14, 2026	$340,100	47,370	49,324	2.4 mi	79
NJ-314100 Dirt · Off grid	3.9	Jan 29, 2025	$104,500	26,803	33,819	8.6 mi	77
NJ-634129 Landlocked · Power at road	4.0	Jul 8, 2025	$87,200	21,899	29,211	5.7 mi	75
NJ-354019 Dirt · Full utilities	3.7	Dec 13, 2023	$179,500	48,780	44,703	4.4 mi	72
NJ-755500 Paved · Off grid	10.8	Jul 27, 2026	$483,100	44,936	41,251	8.8 mi	66
NJ-603063 Landlocked · Off grid	1.8	Feb 23, 2024	$48,800	26,502	42,979	7.5 mi	62
NJ-742533 Dirt · Full utilities	1.3	May 1, 2024	$77,100	61,651	54,362	5.4 mi	61
NJ-134972 Paved · Full utilities	7.3	Nov 10, 2023	$532,700	72,677	50,338	3.7 mi	60

Show adjustment detail for the top comp

Utilities (Off grid → Power at road)+17.6%

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