Buchanan County, VA · Sold

VA-471060

2886 County Road 238

$12,500

$12,887/ac · 0.97 ac

Offer report Market this tract

Acreage0.97 ac

Price per acre$12,887/ac

ZoningAgricultural

Road accessPaved

UtilitiesOff grid

TopographyFlat

ListedOct 16, 2023

Coordinates37.2688, -82.0183

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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

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

View Buchanan market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands34.0% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope1.8%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power13,508 ft away

A long utility run — price in solar/off-grid instead.

Buildable area0.61 of 0.97 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$13,740

$11,963 – $15,516 · $14,165/ac on 0.97 ac

Asking vs estimate

-9.0%

Priced below the comp set

Weighted from 7 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 $12,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$7,851

$8,094/ac · +30.0% target margin

You need $4,649 off asking to hit this margin.

All-in cost$8,518

Net resale$12,640

Projected profit$4,122

ROI+48.4%

Annualized+69.3%

Break-even resale$9,545/ac

Profit if resale lands off target

-20%

$1,594

-10%

$2,858

$4,122

+10%

$5,386

+20%

$6,650

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-620934 Dirt · Off grid	0.9	Mar 22, 2026	$10,000	11,183	15,589	3.7 mi	84
VA-820401 Dirt · Off grid	0.6	Jul 27, 2026	$4,700	7,884	10,800	4.2 mi	80
VA-220821 Landlocked · Power at road	0.8	Mar 6, 2026	$7,600	9,231	13,849	5.6 mi	79
VA-920388 Landlocked · Power at road	0.6	Jun 18, 2026	$6,900	11,457	16,947	6.1 mi	76
VA-130052 Dirt · Off grid	0.5	Jul 14, 2026	$5,100	10,747	14,724	6.4 mi	75
VA-732409 Landlocked · Full utilities	2.6	Jul 27, 2026	$29,300	11,374	14,007	6.1 mi	71
VA-642395 Landlocked · Power at road	2.5	Jul 13, 2025	$21,300	8,352	13,091	5.3 mi	63

Show adjustment detail for the top comp

Access (Dirt → Paved)+37.2%
Market time (5 mo)+1.7%

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