Comparable sales & offer analysis
Parcel NJ-409388
Middlesex County, NJ · 180 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$3,194,000
Adjusted value
$2,912,570
Value range
$2,372,662–$3,452,478
Comp $/acre
$16,205/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.7% versus the adjusted value.
Offer position
Max allowable offer
$1,664,326
Offer $/acre
$9,260/ac
Projected profit
$873,771
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 | 21,480 | 77 |
| NJ-168975 | 133.3 | Sep 10, 2024 | $1,774,300 | 13,315 | 13,355 | 75 |
| NJ-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 16,831 | 70 |
| NJ-378215 | 76.8 | Sep 18, 2025 | $1,515,600 | 19,725 | 14,268 | 67 |
| NJ-478404 | 88.1 | Nov 24, 2024 | $2,312,800 | 26,249 | 14,588 | 66 |
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.