VA-402790
8635 County Road 189
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.
Caroline County, Virginia. Shenandoah and Southside tracts with easement upside.
View Caroline market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
371 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 10 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 $26,439 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-253353 Paved · Off grid | 5.1 | Jul 27, 2026 | $68,400 | 13,384 | 9,934 | 2.9 mi | 82 |
| VA-361827 Gravel · Power at road | 1.7 | Dec 22, 2025 | $18,100 | 10,713 | 7,910 | 5.6 mi | 73 |
| VA-841260 Dirt · Off grid | 1.1 | Apr 7, 2026 | $6,900 | 6,128 | 6,081 | 4.8 mi | 72 |
| VA-271618 Gravel · Off grid | 1.4 | Jul 27, 2026 | $12,400 | 8,584 | 7,258 | 10.0 mi | 72 |
| VA-592181 Gravel · Power at road | 2.2 | May 29, 2024 | $22,900 | 10,513 | 8,300 | 3.8 mi | 71 |
| VA-972025 Gravel · Power at road | 1.9 | Sep 9, 2024 | $24,200 | 12,391 | 9,655 | 3.7 mi | 70 |
| VA-763922 Gravel · Off grid | 7.7 | Nov 12, 2024 | $55,500 | 7,204 | 6,917 | 0.9 mi | 67 |
| VA-611864 Gravel · Off grid | 1.7 | Jun 12, 2024 | $12,500 | 7,200 | 6,649 | 4.8 mi | 64 |
| VA-901319 Gravel · Off grid | 1.2 | Dec 18, 2024 | $7,600 | 6,461 | 5,814 | 4.7 mi | 62 |
| VA-324108 Gravel · Full utilities | 8.8 | Dec 17, 2024 | $102,700 | 11,642 | 7,831 | 4.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (5.11 ac → 3.4 ac)+1.6%
- Access (Paved → Dirt)-27.1%
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.