Gloucester County, NJ · Sold

NJ-291652

2116 County Road 190

$19,300

$29,242/ac · 0.66 ac

Offer report Market this tract

Acreage0.66 ac

Price per acre$29,242/ac

ZoningMixed Use

Road accessDirt

UtilitiesFull utilities

TopographyWooded

ListedAug 20, 2025

Coordinates39.7988, -75.2124

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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

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

View Gloucester market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands8.3% of tract

Little to no mapped wetland coverage.

Average slope7.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area0.57 of 0.66 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$24,347

$19,997 – $28,697 · $36,890/ac on 0.66 ac

Asking vs estimate

-20.7%

Priced below the comp set

Weighted from 9 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 $19,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$13,913

$21,080/ac · +30.0% target margin

You need $5,387 off asking to hit this margin.

All-in cost$15,096

Net resale$22,400

Projected profit$7,304

ROI+48.4%

Annualized+69.2%

Break-even resale$24,861/ac

Profit if resale lands off target

-20%

$2,824

-10%

$5,064

$7,304

+10%

$9,544

+20%

$11,784

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-381580 Gravel · Off grid	0.6	Jun 29, 2026	$23,100	36,651	45,473	4.2 mi	85
NJ-211338 Landlocked · Off grid	0.5	Jul 24, 2025	$9,500	17,933	33,958	8.3 mi	72
NJ-711932 Landlocked · Full utilities	0.8	Nov 10, 2024	$24,400	30,148	41,016	8.9 mi	70
NJ-153166 Dirt · Power at road	2.0	Jul 27, 2026	$41,200	20,791	25,767	8.7 mi	70
NJ-650317 Dirt · Full utilities	0.3	Dec 13, 2023	$12,200	40,600	44,993	3.1 mi	70
NJ-633176 Gravel · Power at road	2.0	Jul 27, 2026	$66,800	33,379	35,582	6.6 mi	69
NJ-943157 Gravel · Off grid	2.0	Jul 12, 2026	$44,300	22,499	28,257	7.4 mi	68
NJ-972267 Dirt · Off grid	1.0	Feb 11, 2024	$25,900	25,119	40,009	7.6 mi	66
NJ-642990 Dirt · Off grid	1.7	Dec 27, 2023	$37,700	21,684	34,956	4.0 mi	61

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Full utilities)+43.5%
Market time (2 mo)+0.5%

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