Comparable sales & offer analysis
Parcel NJ-645680
Essex County, NJ · 12.25 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$562,500
Adjusted value
$631,591
Value range
$507,700–$755,481
Comp $/acre
$51,558/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.9% versus the adjusted value.
Offer position
Max allowable offer
$360,909
Offer $/acre
$29,462/ac
Projected profit
$189,477
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-755500 | 10.8 | Jul 27, 2026 | $483,100 | 44,936 | 54,451 | 84 |
| NJ-376567 | 23.3 | Jun 24, 2026 | $647,700 | 27,809 | 50,571 | 75 |
| NJ-654942 | 7.2 | Jul 14, 2026 | $340,100 | 47,370 | 65,107 | 74 |
| NJ-844456 | 5.0 | Jul 27, 2026 | $215,000 | 42,568 | 57,328 | 73 |
| NJ-836532 | 22.7 | Aug 22, 2025 | $502,000 | 22,116 | 41,472 | 67 |
| NJ-634129 | 4.0 | Jul 8, 2025 | $87,200 | 21,899 | 38,550 | 66 |
| NJ-237336 | 40.6 | Dec 30, 2024 | $939,900 | 23,122 | 35,711 | 64 |
| NJ-736907 | 29.8 | Nov 28, 2024 | $1,004,500 | 33,720 | 58,282 | 64 |
| NJ-134972 | 7.3 | Nov 10, 2023 | $532,700 | 72,677 | 66,408 | 64 |
| NJ-314100 | 3.9 | Jan 29, 2025 | $104,500 | 26,803 | 44,626 | 60 |
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.