Comparable sales & offer analysis
Parcel NJ-478404
Middlesex County, NJ · 88.11 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,202,700
Adjusted value
$2,778,368
Value range
$2,329,885–$3,226,852
Comp $/acre
$31,533/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.7% versus the adjusted value.
Offer position
Max allowable offer
$1,587,639
Offer $/acre
$18,019/ac
Projected profit
$833,511
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 | 41,438 | 83 |
| NJ-378215 | 76.8 | Sep 18, 2025 | $1,515,600 | 19,725 | 27,529 | 79 |
| NJ-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 32,471 | 79 |
| NJ-526761 | 26.8 | Jul 27, 2026 | $1,012,200 | 37,768 | 29,946 | 75 |
| NJ-409388 | 179.7 | Feb 9, 2026 | $3,104,600 | 17,274 | 34,230 | 74 |
| NJ-507527 | 46.7 | Jul 25, 2025 | $1,191,500 | 25,524 | 27,397 | 69 |
| NJ-168975 | 133.3 | Sep 10, 2024 | $1,774,300 | 13,315 | 25,772 | 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.