Comparable sales & offer analysis
Parcel NJ-188236
Sussex County, NJ · 78.02 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$2,096,000
Adjusted value
$1,960,079
Value range
$1,506,703–$2,413,455
Comp $/acre
$25,123/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +6.9% versus the adjusted value.
Offer position
Max allowable offer
$1,120,045
Offer $/acre
$14,356/ac
Projected profit
$588,024
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-748820 | 119.1 | Jul 4, 2026 | $2,813,800 | 23,625 | 26,319 | 83 |
| NJ-387385 | 42.1 | Jun 14, 2026 | $1,383,000 | 32,835 | 24,627 | 78 |
| NJ-937466 | 44.7 | Apr 25, 2026 | $1,385,300 | 31,018 | 34,058 | 75 |
| NJ-967939 | 62.9 | May 12, 2025 | $755,300 | 12,006 | 14,697 | 73 |
| NJ-678255 | 79.1 | Feb 26, 2025 | $1,585,900 | 20,049 | 24,828 | 73 |
| NJ-769394 | 180.5 | Jul 27, 2026 | $2,027,400 | 11,231 | 19,769 | 70 |
| NJ-427074 | 33.6 | Jan 15, 2026 | $931,200 | 27,698 | 29,223 | 70 |
| NJ-907339 | 40.7 | Feb 5, 2026 | $726,900 | 17,843 | 28,572 | 69 |
| NJ-839259 | 163.7 | Feb 23, 2025 | $3,973,900 | 24,277 | 31,078 | 68 |
| NJ-408794 | 116.9 | Feb 19, 2024 | $1,605,400 | 13,736 | 17,307 | 63 |
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.