VA-716890
9681 County Road 11
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Caroline County, Virginia. Shenandoah and Southside tracts with easement upside.
View Caroline market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
963 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $301,285 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-556822 Dirt · Off grid | 63.0 | May 5, 2026 | $483,000 | 7,665 | 7,672 | 4.6 mi | 88 |
| VA-906721 Gravel · Full utilities | 58.6 | Dec 27, 2025 | $451,900 | 7,714 | 4,621 | 1.9 mi | 81 |
| VA-435905 Dirt · Off grid | 32.4 | Jul 27, 2026 | $163,200 | 5,031 | 4,390 | 2.8 mi | 80 |
| VA-467217 Dirt · Power at road | 83.9 | Apr 29, 2025 | $455,200 | 5,426 | 5,133 | 6.2 mi | 79 |
| VA-225745 Paved · Full utilities | 28.9 | Jul 5, 2026 | $319,000 | 11,046 | 4,816 | 4.4 mi | 77 |
| VA-277394 Paved · Off grid | 95.4 | May 24, 2025 | $504,700 | 5,292 | 4,414 | 5.0 mi | 72 |
| VA-995666 Paved · Off grid | 27.3 | Nov 17, 2024 | $339,700 | 12,454 | 8,252 | 3.9 mi | 68 |
| VA-516450 Gravel · Off grid | 48.1 | Jan 9, 2024 | $401,500 | 8,340 | 7,444 | 8.5 mi | 66 |
| VA-208474 Gravel · Power at road | 208.6 | Aug 29, 2024 | $1,163,300 | 5,578 | 5,902 | 5.8 mi | 57 |
Show adjustment detail for the top comp
- Tract size (63.02 ac → 66.21 ac)-1.1%
- Market time (3 mo)+1.2%
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.