Ocean County, NJ · Sold

NJ-232494

4163 County Road 328

$23,100

$18,934/ac · 1.22 ac

Offer report Market this tract

Acreage1.22 ac

Price per acre$18,934/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedMay 10, 2025

Coordinates39.7840, -74.3239

Loading terrain…

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

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

View Ocean market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands41.0% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope1.3%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power5,808 ft away

A long utility run — price in solar/off-grid instead.

Buildable area0.68 of 1.22 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$25,981

$22,564 – $29,398 · $21,296/ac on 1.22 ac

Asking vs estimate

-11.1%

Priced below the comp set

Weighted from 8 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 $23,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$14,846

$12,169/ac · +30.0% target margin

You need $8,254 off asking to hit this margin.

All-in cost$16,108

Net resale$23,902

Projected profit$7,795

ROI+48.4%

Annualized+69.3%

Break-even resale$14,351/ac

Profit if resale lands off target

-20%

$3,014

-10%

$5,404

$7,795

+10%

$10,185

+20%

$12,575

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-472066 Gravel · Power at road	0.9	Mar 23, 2026	$22,500	25,268	21,762	3.1 mi	81
NJ-481739 Gravel · Off grid	0.7	Jul 27, 2026	$13,000	18,631	18,572	14.0 mi	76
NJ-411956 Gravel · Off grid	0.8	Jan 1, 2025	$18,900	23,108	24,579	1.9 mi	76
NJ-301821 Dirt · Power at road	0.8	Mar 2, 2026	$14,100	18,773	18,818	9.3 mi	71
NJ-431272 Gravel · Off grid	0.5	May 8, 2025	$11,800	23,660	24,739	12.9 mi	68
NJ-813918 Gravel · Off grid	3.4	Apr 6, 2025	$53,000	15,500	16,746	5.5 mi	66
NJ-173716 Dirt · Off grid	3.0	Feb 4, 2025	$50,300	17,058	21,474	8.3 mi	62
NJ-611455 Dirt · Full utilities	0.6	Dec 29, 2024	$15,800	27,707	23,821	9.6 mi	61

Show adjustment detail for the top comp

Utilities (Power at road → Off grid)-15.0%
Market time (5 mo)+1.7%

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.

Build the listing kit Post a deal or JV