Comparable sales & offer analysis
Parcel NJ-608808
Middlesex County, NJ · 118 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$3,052,900
Adjusted value
$2,347,384
Value range
$2,103,453–$2,591,316
Comp $/acre
$19,881/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +30.1% versus the adjusted value.
Offer position
Max allowable offer
$1,341,363
Offer $/acre
$11,361/ac
Projected profit
$704,215
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-409388 | 179.7 | Feb 9, 2026 | $3,104,600 | 17,274 | 23,207 | 76 |
| NJ-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 22,014 | 76 |
| NJ-478404 | 88.1 | Nov 24, 2024 | $2,312,800 | 26,249 | 19,085 | 75 |
| NJ-168975 | 133.3 | Sep 10, 2024 | $1,774,300 | 13,315 | 17,473 | 74 |
| NJ-378215 | 76.8 | Sep 18, 2025 | $1,515,600 | 19,725 | 18,663 | 73 |
| NJ-507527 | 46.7 | Jul 25, 2025 | $1,191,500 | 25,524 | 18,574 | 69 |
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.