VA-214733
1423 County Road 164
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Louisa County, Virginia. Shenandoah and Southside tracts with easement upside.
View Louisa 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.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $84,566 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-584780 Paved · Power at road | 14.4 | Jan 6, 2026 | $151,800 | 10,568 | 7,834 | 1.7 mi | 83 |
| VA-855451 Landlocked · Power at road | 23.3 | May 6, 2026 | $179,100 | 7,673 | 10,328 | 9.6 mi | 72 |
| VA-553660 Paved · Off grid | 6.4 | Apr 9, 2026 | $108,200 | 16,965 | 13,740 | 8.0 mi | 71 |
| VA-995066 Dirt · Power at road | 17.7 | Oct 22, 2024 | $195,700 | 11,080 | 12,102 | 7.2 mi | 69 |
| VA-875433 Dirt · Full utilities | 23.0 | Aug 26, 2025 | $252,700 | 10,970 | 9,828 | 7.8 mi | 69 |
| VA-293084 Landlocked · Power at road | 4.2 | Jun 4, 2026 | $19,600 | 4,658 | 5,420 | 5.2 mi | 67 |
| VA-745214 Landlocked · Power at road | 19.7 | Oct 22, 2024 | $144,600 | 7,353 | 10,291 | 10.1 mi | 65 |
| VA-483328 Dirt · Off grid | 5.0 | Aug 18, 2025 | $36,200 | 7,232 | 8,150 | 8.0 mi | 63 |
| VA-513881 Dirt · Power at road | 7.5 | Jun 1, 2024 | $105,000 | 14,020 | 14,398 | 7.9 mi | 62 |
| VA-173713 Dirt · Power at road | 6.6 | Sep 29, 2024 | $69,700 | 10,517 | 10,585 | 10.3 mi | 59 |
Show adjustment detail for the top comp
- Access (Paved → Gravel)-15.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (7 mo)+2.5%
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.