Middlesex County, NJ · Sold

NJ-507527

7186 County Road 65

$1,274,300

$27,299/ac · 46.68 ac

Offer report Market this tract

Acreage46.68 ac

Price per acre$27,299/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedJul 5, 2025

Coordinates40.4910, -74.4208

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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

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

View Middlesex market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands17.7% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope4.3%

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.

Power212 ft away

Power at or near the road.

Buildable area36.50 of 46.68 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,445,528

$1,224,978 – $1,666,078 · $30,967/ac on 46.68 ac

Asking vs estimate

-11.8%

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 $1,274,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$826,016

$17,695/ac · +30.0% target margin

You need $448,284 off asking to hit this margin.

All-in cost$896,227

Net resale$1,329,886

Projected profit$433,659

ROI+48.4%

Annualized+69.2%

Break-even resale$20,869/ac

Profit if resale lands off target

-20%

$167,681

-10%

$300,670

$433,659

+10%

$566,647

+20%

$699,636

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-526761 Paved · Power at road	26.8	Jul 27, 2026	$1,012,200	37,768	29,140	2.7 mi	80
NJ-708200 Dirt · Power at road	76.0	Jan 9, 2026	$1,816,500	23,898	31,597	2.7 mi	76
NJ-608808 Dirt · Power at road	118.1	Apr 28, 2026	$3,275,800	27,744	40,323	7.3 mi	75
NJ-378215 Gravel · Off grid	76.8	Sep 18, 2025	$1,515,600	19,725	26,788	4.7 mi	74
NJ-445955 Dirt · Full utilities	14.9	Jul 27, 2026	$659,500	44,117	35,520	1.2 mi	72
NJ-266110 Gravel · Power at road	16.7	Jan 8, 2025	$501,200	29,974	27,299	4.2 mi	66
NJ-478404 Paved · Power at road	88.1	Nov 24, 2024	$2,312,800	26,249	27,393	6.5 mi	66
NJ-595856 Gravel · Full utilities	13.9	Mar 12, 2025	$653,600	46,988	34,155	9.6 mi	59
NJ-168975 Dirt · Off grid	133.3	Sep 10, 2024	$1,774,300	13,315	25,079	7.8 mi	57

Show adjustment detail for the top comp

Tract size (26.8 ac → 46.68 ac)-9.2%
Access (Paved → Gravel)-15.3%

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