Comparable sales & offer analysis
Parcel NJ-581163
Warren County, NJ · 0.46 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$10,300
Adjusted value
$8,975
Value range
$7,202–$10,749
Comp $/acre
$19,512/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.8% versus the adjusted value.
Offer position
Max allowable offer
$5,129
Offer $/acre
$11,150/ac
Projected profit
$2,693
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-521578 | 0.6 | Jul 27, 2026 | $18,700 | 29,669 | 14,191 | 78 |
| NJ-810228 | 0.3 | Mar 28, 2025 | $7,600 | 25,353 | 18,309 | 77 |
| NJ-791390 | 0.6 | Mar 18, 2025 | $7,000 | 12,791 | 13,634 | 75 |
| NJ-622100 | 0.9 | Jul 27, 2026 | $26,400 | 28,696 | 19,760 | 74 |
| NJ-430828 | 0.4 | Jun 10, 2024 | $8,300 | 23,084 | 20,007 | 70 |
| NJ-401818 | 0.8 | Jul 19, 2024 | $18,900 | 25,230 | 18,805 | 69 |
| NJ-552324 | 1.1 | May 18, 2026 | $43,900 | 40,666 | 24,032 | 69 |
| NJ-831966 | 0.8 | May 25, 2025 | $39,400 | 47,492 | 23,877 | 67 |
| NJ-462533 | 1.3 | Dec 16, 2024 | $49,900 | 39,935 | 25,029 | 62 |
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.