Comparable sales & offer analysis
Parcel NJ-507527
Middlesex County, NJ · 46.68 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,274,300
Adjusted value
$1,452,798
Value range
$1,231,016–$1,674,579
Comp $/acre
$31,122/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.3% versus the adjusted value.
Offer position
Max allowable offer
$830,170
Offer $/acre
$17,784/ac
Projected profit
$435,839
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-526761 | 26.8 | Jul 27, 2026 | $1,012,200 | 37,768 | 29,303 | 79 |
| NJ-708200 | 76.0 | Jan 9, 2026 | $1,816,500 | 23,898 | 31,770 | 75 |
| NJ-608808 | 118.1 | Apr 28, 2026 | $3,275,800 | 27,744 | 40,546 | 74 |
| NJ-378215 | 76.8 | Sep 18, 2025 | $1,515,600 | 19,725 | 26,932 | 73 |
| NJ-445955 | 14.9 | Jul 27, 2026 | $659,500 | 44,117 | 35,719 | 71 |
| NJ-266110 | 16.7 | Jan 8, 2025 | $501,200 | 29,974 | 27,443 | 65 |
| NJ-478404 | 88.1 | Nov 24, 2024 | $2,312,800 | 26,249 | 27,536 | 65 |
| NJ-595856 | 13.9 | Mar 12, 2025 | $653,600 | 46,988 | 34,335 | 58 |
| NJ-168975 | 133.3 | Sep 10, 2024 | $1,774,300 | 13,315 | 25,209 | 56 |
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.