Sussex County, NJ · Sold

NJ-937466

8405 County Road 43

$1,383,900

$30,987/ac · 44.66 ac

Offer report Market this tract

Acreage44.66 ac

Price per acre$30,987/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedMar 9, 2025

Coordinates41.0700, -74.6099

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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

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

View Sussex market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands9.0% of tract

Little to no mapped wetland coverage.

Average slope6.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,199 ft of deeded road frontage.

Power214 ft away

Power at or near the road.

Buildable area38.61 of 44.66 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,011,608

$780,331 – $1,242,885 · $22,651/ac on 44.66 ac

Asking vs estimate

+36.8%

Priced above the comp set

Weighted from 10 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 $1,383,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$578,062

$12,944/ac · +30.0% target margin

You need $805,838 off asking to hit this margin.

All-in cost$627,197

Net resale$930,679

Projected profit$303,482

ROI+48.4%

Annualized+69.2%

Break-even resale$15,265/ac

Profit if resale lands off target

-20%

$117,346

-10%

$210,414

$303,482

+10%

$396,550

+20%

$489,618

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-387385 Paved · Full utilities	42.1	Jun 14, 2026	$1,383,000	32,835	22,718	7.3 mi	87
NJ-907339 Landlocked · Power at road	40.7	Feb 5, 2026	$726,900	17,843	26,358	7.8 mi	80
NJ-427074 Gravel · Power at road	33.6	Jan 15, 2026	$931,200	27,698	26,958	6.3 mi	80
NJ-188236 Gravel · Full utilities	78.0	Jun 28, 2026	$1,999,600	25,629	23,774	7.8 mi	77
NJ-967939 Gravel · Power at road	62.9	May 12, 2025	$755,300	12,006	13,558	8.6 mi	73
NJ-748820 Gravel · Full utilities	119.1	Jul 4, 2026	$2,813,800	23,625	24,280	6.1 mi	73
NJ-815909 Dirt · Power at road	14.5	Jul 27, 2026	$245,100	16,949	16,733	5.3 mi	71
NJ-185994 Paved · Off grid	15.4	Feb 24, 2026	$566,400	36,828	31,931	9.0 mi	64
NJ-678255 Dirt · Full utilities	79.1	Feb 26, 2025	$1,585,900	20,049	22,904	9.1 mi	64
NJ-408794 Paved · Power at road	116.9	Feb 19, 2024	$1,605,400	13,736	15,966	12.3 mi	56

Show adjustment detail for the top comp

Tract size (42.12 ac → 44.66 ac)-1.1%
Access (Paved → Gravel)-15.3%
Utilities (Full utilities → Power at road)-18.0%
Market time (2 mo)+0.7%

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