Comparable sales & offer analysis
Parcel NJ-478404
Middlesex County, NJ · 88.11 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,202,700
Adjusted value
$2,792,740
Value range
$2,341,574–$3,243,906
Comp $/acre
$31,696/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -21.1% versus the adjusted value.
Offer position
Max allowable offer
$1,595,852
Offer $/acre
$18,112/ac
Projected profit
$837,822
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-608808 | 118.1 | Apr 28, 2026 | $3,275,800 | 27,744 | 41,667 | 82 |
| NJ-378215 | 76.8 | Sep 18, 2025 | $1,515,600 | 19,725 | 27,677 | 78 |
| NJ-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 32,648 | 78 |
| NJ-526761 | 26.8 | Jul 27, 2026 | $1,012,200 | 37,768 | 30,113 | 73 |
| NJ-409388 | 179.7 | Feb 9, 2026 | $3,104,600 | 17,274 | 34,417 | 73 |
| NJ-507527 | 46.7 | Jul 25, 2025 | $1,191,500 | 25,524 | 27,543 | 68 |
| NJ-168975 | 133.3 | Sep 10, 2024 | $1,774,300 | 13,315 | 25,906 | 65 |
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.