VA-932239
6190 County Road 250
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Louisa County, Virginia. Shenandoah and Southside tracts with easement upside.
View Louisa market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
309 ft of deeded road frontage.
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 10 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 $6,979 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-791827 Dirt · Full utilities | 1.7 | Dec 14, 2025 | $16,400 | 9,684 | 8,018 | 5.7 mi | 75 |
| VA-293084 Landlocked · Power at road | 4.2 | Jun 4, 2026 | $19,600 | 4,658 | 5,980 | 3.8 mi | 75 |
| VA-553660 Paved · Off grid | 6.4 | Apr 9, 2026 | $108,200 | 16,965 | 15,159 | 2.8 mi | 71 |
| VA-451392 Gravel · Power at road | 1.2 | Dec 21, 2024 | $16,200 | 13,180 | 11,854 | 1.1 mi | 70 |
| VA-501063 Gravel · Off grid | 1.0 | Mar 31, 2025 | $12,300 | 12,664 | 13,219 | 2.4 mi | 69 |
| VA-912510 Landlocked · Full utilities | 2.8 | Jul 19, 2024 | $27,200 | 9,828 | 11,000 | 6.3 mi | 69 |
| VA-933395 Gravel · Power at road | 5.3 | Oct 10, 2023 | $47,300 | 8,985 | 8,797 | 1.8 mi | 68 |
| VA-483328 Dirt · Off grid | 5.0 | Aug 18, 2025 | $36,200 | 7,232 | 8,991 | 6.8 mi | 67 |
| VA-173713 Dirt · Power at road | 6.6 | Sep 29, 2024 | $69,700 | 10,517 | 11,678 | 5.0 mi | 59 |
| VA-513881 Dirt · Power at road | 7.5 | Jun 1, 2024 | $105,000 | 14,020 | 15,884 | 5.8 mi | 57 |
Show adjustment detail for the top comp
- Tract size (1.69 ac → 2.28 ac)-0.6%
- Access (Dirt → Gravel)+16.3%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (8 mo)+2.8%
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.