Comparable sales & offer analysis
Parcel NJ-274911
Middlesex County, NJ · 7.02 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$190,500
Adjusted value
$277,132
Value range
$237,392–$316,871
Comp $/acre
$39,477/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -31.3% versus the adjusted value.
Offer position
Max allowable offer
$158,361
Offer $/acre
$22,559/ac
Projected profit
$83,140
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-445955 | 14.9 | Jul 27, 2026 | $659,500 | 44,117 | 38,327 | 78 |
| NJ-814511 | 5.3 | Jul 10, 2024 | $216,700 | 41,274 | 44,443 | 74 |
| NJ-854821 | 6.6 | Jan 2, 2025 | $405,700 | 61,755 | 47,569 | 72 |
| NJ-425444 | 10.3 | Aug 7, 2024 | $507,700 | 49,195 | 38,415 | 69 |
| NJ-595856 | 13.9 | Mar 12, 2025 | $653,600 | 46,988 | 36,843 | 64 |
| NJ-266110 | 16.7 | Jan 8, 2025 | $501,200 | 29,974 | 29,447 | 62 |
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.