NJ-644843
2343 County Road 172
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.
Ocean County, New Jersey. Pinelands restrictions keep supply extremely tight.
View Ocean market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
627 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $140,212 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NJ-494719 Gravel · Power at road | 6.1 | Jul 5, 2025 | $149,500 | 24,462 | 25,554 | 8.5 mi | 74 |
| NJ-813918 Gravel · Off grid | 3.4 | Apr 6, 2025 | $53,000 | 15,500 | 18,767 | 7.3 mi | 67 |
| NJ-173716 Dirt · Off grid | 3.0 | Feb 4, 2025 | $50,300 | 17,058 | 24,066 | 4.5 mi | 65 |
| NJ-545537 Gravel · Power at road | 11.0 | Dec 19, 2023 | $285,000 | 25,815 | 29,837 | 2.9 mi | 65 |
| NJ-166491 Dirt · Power at road | 22.0 | Oct 12, 2024 | $484,600 | 21,987 | 30,899 | 11.3 mi | 55 |
Show adjustment detail for the top comp
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (13 mo)+4.7%
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.