VA-678445
403 County Road 289
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Louisa County, Virginia. Shenandoah and Southside tracts with easement upside.
View Louisa market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
3,634 ft of deeded road frontage.
Power at or near the road.
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 $1,129,173 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-318113 Gravel · Off grid | 160.6 | Jul 27, 2026 | $738,100 | 4,597 | 5,074 | 3.0 mi | 86 |
| VA-168041 Gravel · Power at road | 152.4 | Oct 15, 2025 | $1,102,000 | 7,230 | 6,908 | 4.5 mi | 83 |
| VA-158718 Dirt · Full utilities | 248.9 | Jun 11, 2026 | $1,860,400 | 7,475 | 7,590 | 3.7 mi | 82 |
| VA-397416 Dirt · Power at road | 96.9 | Jun 23, 2026 | $443,300 | 4,575 | 4,399 | 2.7 mi | 76 |
| VA-298941 Gravel · Power at road | 292.5 | May 21, 2025 | $1,181,600 | 4,039 | 4,707 | 5.7 mi | 75 |
| VA-327169 Paved · Off grid | 81.0 | Jul 27, 2026 | $780,600 | 9,634 | 7,581 | 4.6 mi | 72 |
| VA-586894 Gravel · Off grid | 66.4 | Apr 3, 2026 | $445,500 | 6,710 | 6,034 | 2.1 mi | 71 |
| VA-919424 Paved · Off grid | 415.1 | Sep 6, 2025 | $2,319,100 | 5,587 | 7,111 | 4.2 mi | 68 |
| VA-527010 Gravel · Full utilities | 72.2 | May 29, 2025 | $930,300 | 12,882 | 8,511 | 3.4 mi | 66 |
| VA-746747 Dirt · Power at road | 59.7 | Jul 22, 2024 | $504,700 | 8,455 | 7,859 | 0.3 mi | 62 |
Show adjustment detail for the top comp
- Tract size (160.57 ac → 204.23 ac)-6.4%
- Utilities (Off grid → Power at road)+17.6%
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.