Comparable sales & offer analysis
Parcel NJ-836532
Essex County, NJ · 22.70 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$552,300
Adjusted value
$684,148
Value range
$572,462–$795,833
Comp $/acre
$30,139/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.3% versus the adjusted value.
Offer position
Max allowable offer
$390,941
Offer $/acre
$17,222/ac
Projected profit
$205,244
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-376567 | 23.3 | Jun 24, 2026 | $647,700 | 27,809 | 28,232 | 87 |
| NJ-755500 | 10.8 | Jul 27, 2026 | $483,100 | 44,936 | 30,398 | 79 |
| NJ-654942 | 7.2 | Jul 14, 2026 | $340,100 | 47,370 | 36,347 | 75 |
| NJ-287830 | 58.1 | Jul 27, 2026 | $2,453,800 | 42,206 | 31,064 | 74 |
| NJ-736907 | 29.8 | Nov 28, 2024 | $1,004,500 | 33,720 | 32,537 | 74 |
| NJ-237336 | 40.6 | Dec 30, 2024 | $939,900 | 23,122 | 19,936 | 67 |
| NJ-645680 | 12.3 | Feb 12, 2025 | $505,700 | 41,281 | 24,632 | 65 |
| NJ-378116 | 71.5 | Aug 31, 2024 | $2,311,900 | 32,325 | 31,706 | 64 |
| NJ-134972 | 7.3 | Nov 10, 2023 | $532,700 | 72,677 | 37,074 | 55 |
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.