Buchanan County, VA · Sold

VA-557917

3166 County Road 133

$1,163,300

$8,350/ac · 139 ac

Offer report Market this tract

Acreage139 ac

Price per acre$8,350/ac

ZoningMixed Use

Road accessPaved

UtilitiesOff grid

TopographyFlat

ListedNov 26, 2024

Coordinates37.3034, -81.9522

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands34.2% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.5%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessDeeded frontage

2,266 ft of deeded road frontage.

Power4,156 ft away

Service extension needed; get a utility quote.

Buildable area87.09 of 139.32 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,062,833

$900,611 – $1,225,054 · $7,629/ac on 139 ac

Asking vs estimate

+9.5%

Priced above the comp set

Weighted from 9 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 $1,163,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$607,333

$4,359/ac · +30.0% target margin

You need $555,967 off asking to hit this margin.

All-in cost$658,956

Net resale$977,806

Projected profit$318,850

ROI+48.4%

Annualized+69.2%

Break-even resale$5,141/ac

Profit if resale lands off target

-20%

$123,289

-10%

$221,069

$318,850

+10%

$416,631

+20%

$514,411

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-628130 Dirt · Power at road	162.6	Jul 27, 2026	$1,020,000	6,274	7,642	8.3 mi	81
VA-307566 Gravel · Power at road	108.0	May 8, 2026	$797,200	7,379	7,012	3.4 mi	81
VA-647638 Gravel · Off grid	113.8	Dec 1, 2025	$694,700	6,103	7,038	8.8 mi	77
VA-768699 Paved · Power at road	245.5	Jan 18, 2025	$1,726,900	7,034	7,449	2.7 mi	75
VA-687471 Landlocked · Power at road	100.8	Aug 23, 2025	$608,700	6,036	8,535	2.7 mi	74
VA-216807 Landlocked · Off grid	62.3	Jul 27, 2026	$440,200	7,062	10,116	7.3 mi	74
VA-477588 Landlocked · Power at road	109.8	Jul 26, 2024	$416,400	3,794	5,717	3.8 mi	70
VA-736413 Dirt · Full utilities	46.9	Jul 27, 2026	$435,800	9,299	6,920	8.2 mi	68
VA-869313 Gravel · Full utilities	383.0	May 8, 2024	$2,649,600	6,918	8,288	2.9 mi	59

Show adjustment detail for the top comp

Tract size (162.56 ac → 139.32 ac)+4.2%
Access (Dirt → Paved)+37.2%
Utilities (Power at road → Off grid)-15.0%

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