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    71 Acres PUD Land Opportunity Title is generated by Realmo AI

    Rt 173, Bloomsbury, NJ 08804

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    Claim this Listing
    For Sale
    $1,750,000

    Lots and Land - Bloomsbury Boro, NJ

    Lot size:
    71.24 Acres
    Added:
    Feb 19, 2026
    Days on Market:
    84
    Last Refresh:
    May 14 at 6:06 pm

    Property Features for Rt 173

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    PUD
    Standard status
    Active
    Lot size
    71.24 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    1473

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    DEVON LECOMPTE

    Listing agent DEVON LECOMPTE

    Listing office KL SOTHEBY'S INT'L. REALTY 454 MAIN STREET, Basking Ridge, NJ

    Listing date Feb 19, 2026

    MLS# 4010501 Listing URL

    Copyright © 2026 Garden State MLS, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approximately 71 acres in Bloomsbury Borough.
    • Located in a Planned Unit Development (PUD) District.
    • PUD zoning permits a mix of residential, limited office, recreational, and open‑space uses.
    • Gross residential density permitted up to 7.2 dwelling units per acre.
    • Direct frontage on Route 173 and I‑78.
    • Waterfront features included.

    Overview

    Approximately 71 acres are available along Route 173 in Bloomsbury Borough, situated within the Planned Unit Development (PUD) District and subject to New Jersey Highlands Preservation Area regulations. The PUD zoning supports large-scale, master-planned developments, allowing for a mix of single-family homes, townhomes, multifamily dwellings, limited office spaces, recreational facilities, and open spaces, all subject to Planning Board approval. The ordinance provides flexibility in site design, density allocation, and layout, with a gross residential density of up to 7.2 dwelling units per acre, depending on the development area and configuration. Lower-income housing is required to meet Mount Laurel obligations and can be included within the multifamily component. Located within the Highlands Preservation Area, the property requires compliance with environmental standards and approvals. This site is suitable for an experienced developer prepared to navigate state and municipal review processes. With frontage on Route 173 and I 78, significant acreage, and an established PUD framework, this site offers an opportunity for a long-term development vision in western Hunterdon County. Independent due diligence is encouraged regarding Highlands constraints, infrastructure availability, permitted yield, and affordable housing requirements.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Bloomsbury
    County
    Hunterdon
    State
    New Jersey
    Longitude
    -75.069568
    Latitude
    40.6623612

    Nearby Similar for Sale

    • $850,000
      3,575 SF

      Former Bank Building with Drive-Thru

      Freestanding retail building with drive-thru and ample parking available.
      155 Main St, Bloomsbury Boro, NJ 08804-5000
      View Details
    • $850,000
      3,575 SF

      Former Bank Building with Drive-Thru

      Freestanding 3,575 SF building on 2.39 acres with parking.
      155 Main St, Bloomsbury Boro, NJ 08804
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Large acreage suitable for master-planned development in Hunterdon County.
    Where is this residential land & home lot located?
    The property is located at Rt 173 Bloomsbury, NJ.
    What is the asking price?
    The asking price for this property is $1,750,000.
    What are key features of this property?
    This property features: Approximately 71 acres in Bloomsbury Borough.; Located in a Planned Unit Development (PUD) District.; PUD zoning permits a mix of residential, limited office, recreational, and open‑space uses.
    (908) 696-8600
    We can help!
    Listing Contact
    DEVON LECOMPTE
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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