VA-569308
2251 County Road 113
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?
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.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $437,481 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-199129 Gravel · Off grid | 335.2 | Oct 6, 2025 | $1,733,200 | 5,171 | 7,158 | 2.2 mi | 79 |
| VA-249810 Gravel · Full utilities | 549.0 | Jan 10, 2025 | $3,407,100 | 6,206 | 7,144 | 3.6 mi | 75 |
| VA-277394 Paved · Off grid | 95.4 | May 24, 2025 | $504,700 | 5,292 | 4,475 | 5.2 mi | 66 |
| VA-208474 Gravel · Power at road | 208.6 | Aug 29, 2024 | $1,163,300 | 5,578 | 5,983 | 6.2 mi | 65 |
| VA-467217 Dirt · Power at road | 83.9 | Apr 29, 2025 | $455,200 | 5,426 | 5,204 | 6.4 mi | 58 |
Show adjustment detail for the top comp
- Tract size (335.21 ac → 381.62 ac)-3.8%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (10 mo)+3.6%
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.