Caroline County, VA · Sold

VA-592181

3458 County Road 128

$24,200

$11,101/ac · 2.18 ac

Offer report Market this tract

Acreage2.18 ac

Price per acre$11,101/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographyFlat

ListedDec 25, 2023

Coordinates38.0669, -77.3034

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County GIS boundary

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County market

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

View Caroline market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands10.6% of tract

Little to no mapped wetland coverage.

Average slope1.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

123 ft of deeded road frontage.

Power229 ft away

Power at or near the road.

Buildable area1.85 of 2.18 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$24,673

$18,274 – $31,072 · $11,318/ac on 2.18 ac

Asking vs estimate

-1.9%

In line with the comp set

Weighted from 10 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 $24,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$14,099

$6,467/ac · +30.0% target margin

You need $10,101 off asking to hit this margin.

All-in cost$15,297

Net resale$22,699

Projected profit$7,402

ROI+48.4%

Annualized+69.2%

Break-even resale$7,627/ac

Profit if resale lands off target

-20%

$2,862

-10%

$5,132

$7,402

+10%

$9,672

+20%

$11,942

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-972025 Gravel · Power at road	1.9	Sep 9, 2024	$24,200	12,391	13,366	0.2 mi	85
VA-361827 Gravel · Power at road	1.7	Dec 22, 2025	$18,100	10,713	10,950	7.2 mi	84
VA-271618 Gravel · Off grid	1.4	Jul 27, 2026	$12,400	8,584	10,047	6.8 mi	80
VA-841260 Dirt · Off grid	1.1	Apr 7, 2026	$6,900	6,128	8,418	1.0 mi	75
VA-611864 Gravel · Off grid	1.7	Jun 12, 2024	$12,500	7,200	9,204	3.0 mi	74
VA-402790 Dirt · Off grid	3.4	Mar 3, 2025	$41,700	12,262	18,011	3.8 mi	73
VA-253353 Paved · Off grid	5.1	Jul 27, 2026	$68,400	13,384	13,752	6.4 mi	72
VA-421262 Gravel · Full utilities	1.1	Aug 11, 2025	$11,500	10,277	8,688	5.4 mi	70
VA-760676 Dirt · Full utilities	0.7	Jun 14, 2025	$9,100	12,459	12,276	5.2 mi	66
VA-901319 Gravel · Off grid	1.2	Dec 18, 2024	$7,600	6,461	8,048	7.7 mi	66

Show adjustment detail for the top comp

Market time (23 mo)+8.1%

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.

Build the listing kit Post a deal or JV