Comparable sales & offer analysis
Parcel NJ-862941
Middlesex County, NJ · 1.68 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$30,600
Adjusted value
$43,305
Value range
$32,960–$53,649
Comp $/acre
$25,777/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -29.3% versus the adjusted value.
Offer position
Max allowable offer
$24,745
Offer $/acre
$14,729/ac
Projected profit
$12,991
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-274911 | 7.0 | Jul 27, 2026 | $163,800 | 23,338 | 16,718 | 76 |
| NJ-182988 | 1.7 | May 31, 2024 | $61,900 | 35,556 | 26,131 | 72 |
| NJ-814511 | 5.3 | Jul 10, 2024 | $216,700 | 41,274 | 31,604 | 60 |
| NJ-500306 | 0.3 | May 13, 2024 | $7,700 | 25,587 | 23,476 | 57 |
| NJ-854821 | 6.6 | Jan 2, 2025 | $405,700 | 61,755 | 33,824 | 55 |
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.