VA-364251
1649 County Road 85
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Loudoun County, Virginia. Shenandoah and Southside tracts with easement upside.
View Loudoun market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 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 $26,454 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-584498 Gravel · Power at road | 11.7 | May 7, 2026 | $120,500 | 10,295 | 6,110 | 7.3 mi | 79 |
| VA-963518 Paved · Off grid | 5.8 | May 15, 2025 | $76,900 | 13,373 | 7,839 | 0.9 mi | 73 |
| VA-772659 Dirt · Full utilities | 3.1 | Mar 20, 2026 | $50,000 | 16,172 | 8,542 | 3.3 mi | 68 |
| VA-694559 Paved · Full utilities | 12.2 | Jul 31, 2024 | $229,400 | 18,754 | 8,333 | 8.4 mi | 68 |
| VA-884667 Paved · Power at road | 13.2 | Feb 7, 2025 | $189,300 | 14,305 | 7,655 | 10.7 mi | 67 |
| VA-365892 Paved · Off grid | 32.1 | Oct 15, 2025 | $316,800 | 9,859 | 6,782 | 7.5 mi | 64 |
Show adjustment detail for the top comp
- Tract size (11.7 ac → 9.79 ac)+1.5%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+1.2%
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.