Comparable sales & offer analysis
Parcel NJ-256414
Passaic County, NJ · 20.84 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$423,500
Adjusted value
$434,478
Value range
$338,529–$530,428
Comp $/acre
$20,848/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.5% versus the adjusted value.
Offer position
Max allowable offer
$248,273
Offer $/acre
$11,913/ac
Projected profit
$130,343
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-426311 | 19.3 | Mar 3, 2025 | $352,400 | 18,221 | 19,250 | 79 |
| NJ-935577 | 11.4 | Jul 27, 2026 | $373,200 | 32,826 | 26,326 | 76 |
| NJ-855297 | 9.3 | Jun 30, 2026 | $382,800 | 41,249 | 25,805 | 70 |
| NJ-217431 | 43.5 | Aug 10, 2024 | $657,900 | 15,111 | 12,461 | 69 |
| NJ-777547 | 47.4 | Aug 29, 2025 | $1,006,100 | 21,244 | 20,097 | 69 |
| NJ-157340 | 40.8 | Jun 30, 2024 | $880,600 | 21,599 | 20,788 | 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.