Comparable sales & offer analysis
Parcel NJ-378215
Middlesex County, NJ · 76.84 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,770,600
Adjusted value
$1,800,974
Value range
$1,519,314–$2,082,634
Comp $/acre
$23,438/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.7% versus the adjusted value.
Offer position
Max allowable offer
$1,029,128
Offer $/acre
$13,393/ac
Projected profit
$540,292
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-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 24,153 | 85 |
| NJ-608808 | 118.1 | Apr 28, 2026 | $3,275,800 | 27,744 | 30,823 | 78 |
| NJ-526761 | 26.8 | Jul 27, 2026 | $1,012,200 | 37,768 | 22,275 | 77 |
| NJ-478404 | 88.1 | Nov 24, 2024 | $2,312,800 | 26,249 | 20,940 | 75 |
| NJ-507527 | 46.7 | Jul 25, 2025 | $1,191,500 | 25,524 | 20,379 | 73 |
| NJ-409388 | 179.7 | Feb 9, 2026 | $3,104,600 | 17,274 | 25,462 | 70 |
| NJ-168975 | 133.3 | Sep 10, 2024 | $1,774,300 | 13,315 | 19,170 | 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.