Comparable sales & offer analysis
Parcel NJ-189331
Essex County, NJ · 172 ac · Recreational · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$4,597,500
Adjusted value
$4,299,381
Value range
$3,589,922–$5,008,839
Comp $/acre
$24,930/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +6.9% versus the adjusted value.
Offer position
Max allowable offer
$2,456,789
Offer $/acre
$14,246/ac
Projected profit
$1,289,814
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| NJ-287830 | 58.1 | Jul 27, 2026 | $2,453,800 | 42,206 | 27,707 | 71 |
| NJ-376567 | 23.3 | Jun 24, 2026 | $647,700 | 27,809 | 25,181 | 63 |
| NJ-378116 | 71.5 | Aug 31, 2024 | $2,311,900 | 32,325 | 28,279 | 62 |
| NJ-736907 | 29.8 | Nov 28, 2024 | $1,004,500 | 33,720 | 29,021 | 62 |
| NJ-836532 | 22.7 | Aug 22, 2025 | $502,000 | 22,116 | 20,650 | 60 |
| NJ-237336 | 40.6 | Dec 30, 2024 | $939,900 | 23,122 | 17,782 | 58 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.