VA-291742
765 County Road 346
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.
Carroll County, Virginia. Shenandoah and Southside tracts with easement upside.
View Carroll market data →Step 1 · Is this a deal?
3 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.
202 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $13,832 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-201062 Dirt · Power at road | 1.0 | Jul 27, 2026 | $13,000 | 13,428 | 16,314 | 2.3 mi | 82 |
| VA-971608 Paved · Power at road | 1.4 | Oct 28, 2025 | $18,100 | 12,599 | 11,560 | 8.0 mi | 76 |
| VA-560424 Gravel · Off grid | 0.6 | Jul 27, 2026 | $7,800 | 12,844 | 15,729 | 9.4 mi | 73 |
| VA-630190 Paved · Power at road | 0.5 | Jul 27, 2026 | $8,300 | 15,913 | 14,024 | 8.9 mi | 67 |
| VA-972850 Dirt · Off grid | 3.5 | Oct 11, 2025 | $48,300 | 13,600 | 20,606 | 12.0 mi | 65 |
| VA-353394 Gravel · Off grid | 5.3 | May 7, 2025 | $94,000 | 17,869 | 24,070 | 8.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (0.97 ac → 1.59 ac)-0.6%
- Utilities (Power at road → Full utilities)+22.0%
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.