VA-847436
2355 County Road 213
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Carroll County, Virginia. Shenandoah and Southside tracts with easement upside.
View Carroll market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $601,344 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-117975 Dirt · Power at road | 145.3 | May 25, 2026 | $1,360,500 | 9,364 | 10,323 | 1.8 mi | 79 |
| VA-888569 Gravel · Off grid | 223.4 | Jul 17, 2026 | $1,605,200 | 7,185 | 8,962 | 2.7 mi | 79 |
| VA-846798 Landlocked · Power at road | 61.9 | Jul 27, 2026 | $337,100 | 5,442 | 6,128 | 3.6 mi | 79 |
| VA-497044 Paved · Off grid | 74.0 | Dec 21, 2024 | $718,100 | 9,701 | 8,220 | 1.3 mi | 74 |
| VA-937007 Landlocked · Off grid | 72.1 | Mar 24, 2025 | $351,400 | 4,877 | 7,055 | 3.1 mi | 74 |
| VA-955747 Dirt · Off grid | 28.9 | Jul 27, 2026 | $372,000 | 12,857 | 11,680 | 3.0 mi | 73 |
| VA-668946 Gravel · Off grid | 293.6 | Sep 19, 2024 | $1,142,800 | 3,892 | 5,652 | 4.0 mi | 64 |
Show adjustment detail for the top comp
- Tract size (145.29 ac → 98.33 ac)+10.5%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+0.9%
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.