Comparable sales & offer analysis
Parcel NJ-409388
Middlesex County, NJ · 180 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$3,194,000
Adjusted value
$2,898,582
Value range
$2,361,451–$3,435,713
Comp $/acre
$16,127/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.2% versus the adjusted value.
Offer position
Max allowable offer
$1,656,332
Offer $/acre
$9,216/ac
Projected profit
$869,575
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 | 21,362 | 78 |
| NJ-168975 | 133.3 | Sep 10, 2024 | $1,774,300 | 13,315 | 13,286 | 75 |
| NJ-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 16,740 | 71 |
| NJ-378215 | 76.8 | Sep 18, 2025 | $1,515,600 | 19,725 | 14,192 | 67 |
| NJ-478404 | 88.1 | Nov 24, 2024 | $2,312,800 | 26,249 | 14,512 | 67 |
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.