Comparable sales & offer analysis
Parcel NJ-518348
Union County, NJ · 84.61 ac · Mixed Use · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,562,300
Adjusted value
$3,296,585
Value range
$2,575,623–$4,017,546
Comp $/acre
$38,962/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.3% versus the adjusted value.
Offer position
Max allowable offer
$1,883,763
Offer $/acre
$22,264/ac
Projected profit
$988,975
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-497869 | 59.8 | Jul 27, 2026 | $1,115,600 | 18,656 | 31,199 | 80 |
| NJ-199265 | 164.4 | Oct 14, 2025 | $5,367,300 | 32,646 | 46,786 | 70 |
| NJ-219965 | 273.0 | Jul 27, 2026 | $4,402,800 | 16,128 | 31,473 | 68 |
| NJ-997619 | 49.9 | Dec 10, 2024 | $772,800 | 15,487 | 31,345 | 66 |
| NJ-659635 | 214.9 | Mar 25, 2025 | $5,905,500 | 27,475 | 52,886 | 63 |
| NJ-169986 | 277.2 | Feb 16, 2026 | $5,007,500 | 18,066 | 42,425 | 61 |
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.