Amherst County, VA · Sold

VA-468397

3781 County Road 253

$1,662,500

$8,428/ac · 197 ac

Offer report Market this tract

Acreage197 ac

Price per acre$8,428/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedApr 27, 2026

Coordinates37.6942, -79.1605

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Amherst County, Virginia. Shenandoah and Southside tracts with easement upside.

View Amherst market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands32.1% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope3.6%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,873 ft of deeded road frontage.

Power112 ft away

Power at or near the road.

Buildable area127.24 of 197.25 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,273,505

$1,010,758 – $1,536,251 · $6,456/ac on 197 ac

Asking vs estimate

+30.5%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,662,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$727,717

$3,689/ac · +30.0% target margin

You need $934,783 off asking to hit this margin.

All-in cost$789,573

Net resale$1,171,624

Projected profit$382,051

ROI+48.4%

Annualized+69.2%

Break-even resale$4,351/ac

Profit if resale lands off target

-20%

$147,726

-10%

$264,889

$382,051

+10%

$499,214

+20%

$616,376

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-938595 Gravel · Power at road	227.7	Oct 23, 2025	$1,237,900	5,437	5,853	5.3 mi	81
VA-578281 Landlocked · Power at road	181.3	Aug 30, 2025	$1,016,300	5,604	8,376	5.3 mi	79
VA-117689 Dirt · Power at road	118.1	Jan 12, 2026	$574,300	4,862	5,052	2.3 mi	76
VA-788956 Dirt · Off grid	295.7	Nov 24, 2025	$964,100	3,260	5,157	2.9 mi	74
VA-887148 Gravel · Off grid	79.8	Jul 27, 2026	$408,800	5,123	4,786	6.0 mi	74
VA-258735 Landlocked · Power at road	252.0	Oct 1, 2024	$932,300	3,700	6,289	1.8 mi	74
VA-487304 Gravel · Power at road	89.4	Jan 1, 2026	$760,700	8,512	7,108	6.4 mi	73
VA-627506 Dirt · Full utilities	103.4	Feb 13, 2026	$971,400	9,391	7,708	4.1 mi	72
VA-889110 Paved · Power at road	330.6	Nov 23, 2024	$2,707,700	8,190	8,629	2.0 mi	70
VA-358423 Paved · Full utilities	201.0	Dec 13, 2023	$1,477,200	7,349	5,709	9.3 mi	69

Show adjustment detail for the top comp

Tract size (227.67 ac → 197.25 ac)+4.1%
Market time (10 mo)+3.4%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV