Passaic County, NJ · Sold

NJ-828728

1215 County Road 153

$3,014,500

$27,055/ac · 111 ac

Offer report Market this tract

Acreage111 ac

Price per acre$27,055/ac

ZoningMixed Use

Road accessDirt

UtilitiesFull utilities

TopographyFlat

ListedJan 14, 2025

Coordinates41.0122, -74.2164

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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

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

View Passaic market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands22.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.7%

Gentle grade, straightforward to develop.

Flood zoneA

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

Legal accessDeeded frontage

1,310 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area82.56 of 111.42 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,009,564

$2,318,481 – $3,700,647 · $27,011/ac on 111 ac

Asking vs estimate

+0.2%

In line with 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 $3,014,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,719,751

$15,435/ac · +30.0% target margin

You need $1,294,749 off asking to hit this margin.

All-in cost$1,865,930

Net resale$2,768,799

Projected profit$902,869

ROI+48.4%

Annualized+69.2%

Break-even resale$18,203/ac

Profit if resale lands off target

-20%

$349,109

-10%

$625,989

$902,869

+10%

$1,179,749

+20%

$1,456,629

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-398441 Gravel · Power at road	90.5	Jun 23, 2026	$1,978,600	21,860	21,924	7.1 mi	80
NJ-409385 Dirt · Off grid	179.3	Jun 1, 2026	$3,065,700	17,095	28,058	4.8 mi	80
NJ-139083 Landlocked · Off grid	144.1	Jul 27, 2026	$1,717,900	11,922	23,180	8.0 mi	79
NJ-149131 Dirt · Power at road	149.2	Sep 27, 2025	$3,931,300	26,349	35,962	2.4 mi	78
NJ-719259 Dirt · Power at road	163.7	Jul 31, 2024	$3,993,600	24,398	35,741	2.7 mi	76
NJ-777547 Dirt · Off grid	47.4	Aug 29, 2025	$1,006,100	21,244	26,155	2.2 mi	74
NJ-217431 Dirt · Power at road	43.5	Aug 10, 2024	$657,900	15,111	16,220	5.2 mi	62
NJ-157340 Dirt · Off grid	40.8	Jun 30, 2024	$880,600	21,599	27,060	8.1 mi	59

Show adjustment detail for the top comp

Tract size (90.51 ac → 111.42 ac)-5.0%
Access (Gravel → Dirt)-14.0%
Utilities (Power at road → Full utilities)+22.0%
Market time (2 mo)+0.6%

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