Comparable sales & offer analysis
Parcel NJ-425444
Middlesex County, NJ · 10.32 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$484,900
Adjusted value
$509,037
Value range
$397,050–$621,025
Comp $/acre
$49,325/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.7% versus the adjusted value.
Offer position
Max allowable offer
$290,878
Offer $/acre
$28,186/ac
Projected profit
$152,711
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 | 32,666 | 81 |
| NJ-445955 | 14.9 | Jul 27, 2026 | $659,500 | 44,117 | 53,233 | 80 |
| NJ-595856 | 13.9 | Mar 12, 2025 | $653,600 | 46,988 | 51,186 | 74 |
| NJ-526761 | 26.8 | Jul 27, 2026 | $1,012,200 | 37,768 | 43,671 | 71 |
| NJ-266110 | 16.7 | Jan 8, 2025 | $501,200 | 29,974 | 40,912 | 67 |
| NJ-854821 | 6.6 | Jan 2, 2025 | $405,700 | 61,755 | 66,091 | 65 |
| NJ-814511 | 5.3 | Jul 10, 2024 | $216,700 | 41,274 | 61,754 | 64 |
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.