Comparable sales & offer analysis
Parcel NJ-814511
Middlesex County, NJ · 5.25 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$241,300
Adjusted value
$184,269
Value range
$145,042–$223,496
Comp $/acre
$35,099/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +30.9% versus the adjusted value.
Offer position
Max allowable offer
$105,297
Offer $/acre
$20,056/ac
Projected profit
$55,281
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 | 23,891 | 85 |
| NJ-445955 | 14.9 | Jul 27, 2026 | $659,500 | 44,117 | 38,933 | 71 |
| NJ-854821 | 6.6 | Jan 2, 2025 | $405,700 | 61,755 | 48,321 | 70 |
| NJ-862941 | 1.7 | Dec 13, 2025 | $32,400 | 19,289 | 28,340 | 66 |
| NJ-595856 | 13.9 | Mar 12, 2025 | $653,600 | 46,988 | 37,425 | 65 |
| NJ-266110 | 16.7 | Jan 8, 2025 | $501,200 | 29,974 | 29,912 | 65 |
| NJ-425444 | 10.3 | Aug 7, 2024 | $507,700 | 49,195 | 39,022 | 64 |
| NJ-182988 | 1.7 | May 31, 2024 | $61,900 | 35,556 | 37,326 | 59 |
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.