Passaic County, NJ · Sold

NJ-217431

3999 County Road 133

$740,900

$17,017/ac · 43.54 ac

Offer report Market this tract

Acreage43.54 ac

Price per acre$17,017/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedDec 24, 2023

Coordinates41.0842, -74.2445

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.8% of tract

Little to no mapped wetland coverage.

Average slope5.5%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power70 ft away

Power at or near the road.

Buildable area38.14 of 43.54 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,147,453

$973,849 – $1,321,056 · $26,354/ac on 43.54 ac

Asking vs estimate

-35.4%

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 $740,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$655,687

$15,059/ac · +30.0% target margin

You need $85,213 off asking to hit this margin.

All-in cost$711,420

Net resale$1,055,656

Projected profit$344,236

ROI+48.4%

Annualized+69.2%

Break-even resale$17,760/ac

Profit if resale lands off target

-20%

$133,105

-10%

$238,670

$344,236

+10%

$449,802

+20%

$555,367

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-777547 Dirt · Off grid	47.4	Aug 29, 2025	$1,006,100	21,244	26,428	3.0 mi	81
NJ-157340 Dirt · Off grid	40.8	Jun 30, 2024	$880,600	21,599	27,343	9.8 mi	77
NJ-398441 Gravel · Power at road	90.5	Jun 23, 2026	$1,978,600	21,860	22,153	9.5 mi	72
NJ-256414 Landlocked · Off grid	20.8	Feb 9, 2025	$370,600	17,781	25,003	0.9 mi	71
NJ-139083 Landlocked · Off grid	144.1	Jul 27, 2026	$1,717,900	11,922	23,422	7.2 mi	68
NJ-149131 Dirt · Power at road	149.2	Sep 27, 2025	$3,931,300	26,349	36,338	3.2 mi	68
NJ-828728 Dirt · Full utilities	111.4	Aug 31, 2025	$2,646,700	23,755	24,968	5.2 mi	67
NJ-426311 Landlocked · Off grid	19.3	Mar 3, 2025	$352,400	18,221	25,317	5.8 mi	63

Show adjustment detail for the top comp

Tract size (47.36 ac → 43.54 ac)+1.6%
Utilities (Off grid → Power at road)+17.6%
Market time (12 mo)+4.0%

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