Charlotte County, VA · Sold

VA-608157

1436 County Road 322

$2,377,300

$14,341/ac · 166 ac

Offer report Market this tract

Acreage166 ac

Price per acre$14,341/ac

ZoningResidential

Road accessGravel

UtilitiesFull utilities

TopographyWooded

ListedNov 17, 2023

Coordinates36.9748, -78.7624

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County GIS boundary

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.

County market

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

View Charlotte market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands9.3% of tract

Little to no mapped wetland coverage.

Average slope9.2%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,132 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area142.84 of 165.77 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,475,039

$1,218,868 – $1,731,211 · $8,898/ac on 166 ac

Asking vs estimate

+61.2%

Priced above 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 $2,377,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$842,880

$5,085/ac · +30.0% target margin

You need $1,534,420 off asking to hit this margin.

All-in cost$914,525

Net resale$1,357,036

Projected profit$442,512

ROI+48.4%

Annualized+69.2%

Break-even resale$5,997/ac

Profit if resale lands off target

-20%

$171,104

-10%

$306,808

$442,512

+10%

$578,215

+20%

$713,919

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-767778 Gravel · Off grid	126.0	Jul 27, 2026	$827,700	6,571	8,789	9.0 mi	82
VA-207298 Dirt · Power at road	89.0	Jul 27, 2026	$593,200	6,667	8,083	5.4 mi	75
VA-826947 Gravel · Power at road	69.0	Feb 21, 2026	$602,300	8,729	8,734	7.0 mi	74
VA-287256 Gravel · Power at road	86.3	Jul 27, 2026	$778,600	9,021	9,337	11.2 mi	74
VA-157441 Dirt · Off grid	98.7	Jul 27, 2026	$415,700	4,213	6,161	11.0 mi	73
VA-896883 Dirt · Off grid	65.9	Jul 27, 2026	$541,000	8,214	10,933	9.7 mi	69
VA-108850 Dirt · Power at road	273.9	Dec 6, 2023	$1,782,200	6,508	11,829	6.3 mi	67
VA-286513 Dirt · Power at road	50.4	Mar 17, 2026	$450,400	8,940	9,705	3.9 mi	66
VA-587477 Gravel · Power at road	101.3	Sep 22, 2024	$726,300	7,170	8,311	9.4 mi	66
VA-687043 Dirt · Off grid	74.0	Jul 9, 2025	$381,200	5,153	7,348	5.7 mi	65

Show adjustment detail for the top comp

Tract size (125.97 ac → 165.77 ac)-7.0%
Utilities (Off grid → Full utilities)+43.5%

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