Warren County, NJ · Sold

NJ-552324

8610 County Road 381

$43,100

$39,907/ac · 1.08 ac

Offer report Market this tract

Acreage1.08 ac

Price per acre$39,907/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographyMixed

ListedJun 23, 2025

Coordinates40.8688, -75.1078

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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

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

View Warren market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands19.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

188 ft of deeded road frontage.

Power147 ft away

Power at or near the road.

Buildable area0.83 of 1.08 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$33,353

$25,141 – $41,564 · $30,882/ac on 1.08 ac

Asking vs estimate

+29.2%

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 $43,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$19,059

$17,647/ac · +30.0% target margin

You need $24,041 off asking to hit this margin.

All-in cost$20,679

Net resale$30,684

Projected profit$10,005

ROI+48.4%

Annualized+69.2%

Break-even resale$20,812/ac

Profit if resale lands off target

-20%

$3,868

-10%

$6,937

$10,005

+10%

$13,074

+20%

$16,142

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NJ-622100 Gravel · Off grid	0.9	Jul 27, 2026	$26,400	28,696	33,778	10.1 mi	83
NJ-462533 Gravel · Power at road	1.3	Dec 16, 2024	$49,900	39,935	42,801	7.8 mi	80
NJ-521578 Gravel · Full utilities	0.6	Jul 27, 2026	$18,700	29,669	24,259	5.8 mi	79
NJ-831966 Gravel · Full utilities	0.8	May 25, 2025	$39,400	47,492	40,826	3.0 mi	76
NJ-553216 Gravel · Off grid	2.1	Jun 29, 2025	$37,900	18,412	22,916	0.8 mi	73
NJ-913743 Gravel · Off grid	3.0	Jul 27, 2026	$57,900	19,223	23,107	11.2 mi	70
NJ-401818 Gravel · Off grid	0.8	Jul 19, 2024	$18,900	25,230	32,159	9.8 mi	67
NJ-463713 Gravel · Power at road	3.0	May 2, 2025	$68,200	23,108	24,819	5.0 mi	66
NJ-581163 Landlocked · Off grid	0.5	Dec 19, 2025	$10,000	21,742	38,403	7.5 mi	66
NJ-791390 Landlocked · Off grid	0.6	Mar 18, 2025	$7,000	12,791	23,313	7.1 mi	64

Show adjustment detail for the top comp

Utilities (Off grid → Power at road)+17.6%

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