Comparable sales & offer analysis
Parcel NJ-266110
Middlesex County, NJ · 16.72 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$536,000
Adjusted value
$655,514
Value range
$522,725–$788,303
Comp $/acre
$39,205/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.2% versus the adjusted value.
Offer position
Max allowable offer
$374,580
Offer $/acre
$22,403/ac
Projected profit
$196,654
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-445955 | 14.9 | Jul 27, 2026 | $659,500 | 44,117 | 41,856 | 83 |
| NJ-526761 | 26.8 | Jul 27, 2026 | $1,012,200 | 37,768 | 34,338 | 80 |
| NJ-595856 | 13.9 | Mar 12, 2025 | $653,600 | 46,988 | 40,235 | 78 |
| NJ-274911 | 7.0 | Jul 27, 2026 | $163,800 | 23,338 | 25,685 | 72 |
| NJ-507527 | 46.7 | Jul 25, 2025 | $1,191,500 | 25,524 | 31,407 | 68 |
| NJ-425444 | 10.3 | Aug 7, 2024 | $507,700 | 49,195 | 41,952 | 66 |
| NJ-854821 | 6.6 | Jan 2, 2025 | $405,700 | 61,755 | 51,949 | 64 |
| NJ-814511 | 5.3 | Jul 10, 2024 | $216,700 | 41,274 | 48,535 | 63 |
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.