Comparable sales & offer analysis
Parcel NJ-854821
Middlesex County, NJ · 6.57 ac · Recreational · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$390,500
Adjusted value
$318,750
Value range
$253,894–$383,605
Comp $/acre
$48,516/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +22.5% versus the adjusted value.
Offer position
Max allowable offer
$182,143
Offer $/acre
$27,723/ac
Projected profit
$95,625
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-274911 | 7.0 | Jul 27, 2026 | $163,800 | 23,338 | 32,779 | 82 |
| NJ-445955 | 14.9 | Jul 27, 2026 | $659,500 | 44,117 | 53,417 | 73 |
| NJ-814511 | 5.3 | Jul 10, 2024 | $216,700 | 41,274 | 61,940 | 69 |
| NJ-266110 | 16.7 | Jan 8, 2025 | $501,200 | 29,974 | 41,040 | 64 |
| NJ-425444 | 10.3 | Aug 7, 2024 | $507,700 | 49,195 | 53,539 | 63 |
| NJ-595856 | 13.9 | Mar 12, 2025 | $653,600 | 46,988 | 51,348 | 61 |
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.