Comparable sales & offer analysis
Parcel NJ-168975
Middlesex County, NJ · 133 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,661,300
Adjusted value
$2,420,496
Value range
$2,037,528–$2,803,465
Comp $/acre
$18,165/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -31.4% versus the adjusted value.
Offer position
Max allowable offer
$1,383,141
Offer $/acre
$10,380/ac
Projected profit
$726,149
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 | 19,224 | 82 |
| NJ-608808 | 118.1 | Apr 28, 2026 | $3,275,800 | 27,744 | 23,273 | 82 |
| NJ-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 18,236 | 73 |
| NJ-378215 | 76.8 | Sep 18, 2025 | $1,515,600 | 19,725 | 15,459 | 70 |
| NJ-478404 | 88.1 | Nov 24, 2024 | $2,312,800 | 26,249 | 15,806 | 65 |
| NJ-507527 | 46.7 | Jul 25, 2025 | $1,191,500 | 25,524 | 15,384 | 60 |
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.