NJ-409385
6044 County Road 149
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.
Passaic County, New Jersey. Pinelands restrictions keep supply extremely tight.
View Passaic market data →Step 1 · Is this a deal?
5 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.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $1,255,440 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NJ-139083 Landlocked · Off grid | 144.1 | Jul 27, 2026 | $1,717,900 | 11,922 | 14,245 | 4.9 mi | 84 |
| NJ-149131 Dirt · Power at road | 149.2 | Sep 27, 2025 | $3,931,300 | 26,349 | 22,100 | 2.4 mi | 80 |
| NJ-719259 Dirt · Power at road | 163.7 | Jul 31, 2024 | $3,993,600 | 24,398 | 21,964 | 6.6 mi | 74 |
| NJ-828728 Dirt · Full utilities | 111.4 | Aug 31, 2025 | $2,646,700 | 23,755 | 15,185 | 4.8 mi | 74 |
| NJ-398441 Gravel · Power at road | 90.5 | Jun 23, 2026 | $1,978,600 | 21,860 | 13,473 | 7.3 mi | 73 |
Show adjustment detail for the top comp
- Tract size (144.1 ac → 179.34 ac)-5.7%
- Access (Landlocked → Dirt)+26.5%
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.