Louisa County, VA · Sold

VA-855451

3392 County Road 105

$189,500

$8,119/ac · 23.34 ac

Offer report Market this tract

Acreage23.34 ac

Price per acre$8,119/ac

ZoningRecreational

Road accessLandlocked

UtilitiesPower at road

TopographyWooded

ListedJul 20, 2025

Coordinates37.9055, -77.9363

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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

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

View Louisa market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands11.7% of tract

Little to no mapped wetland coverage.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power170 ft away

Power at or near the road.

Buildable area19.58 of 23.34 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$181,940

$158,046 – $205,834 · $7,795/ac on 23.34 ac

Asking vs estimate

+4.2%

In line with 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 $189,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$103,966

$4,454/ac · +30.0% target margin

You need $85,534 off asking to hit this margin.

All-in cost$112,803

Net resale$167,385

Projected profit$54,582

ROI+48.4%

Annualized+69.2%

Break-even resale$5,253/ac

Profit if resale lands off target

-20%

$21,105

-10%

$37,843

$54,582

+10%

$71,320

+20%

$88,059

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-875433 Dirt · Full utilities	23.0	Aug 26, 2025	$252,700	10,970	7,386	7.0 mi	82
VA-745214 Landlocked · Power at road	19.7	Oct 22, 2024	$144,600	7,353	7,734	6.3 mi	75
VA-214733 Gravel · Off grid	13.9	Jul 27, 2026	$151,900	10,946	8,244	9.6 mi	74
VA-995066 Dirt · Power at road	17.7	Oct 22, 2024	$195,700	11,080	9,095	3.0 mi	73
VA-584780 Paved · Power at road	14.4	Jan 6, 2026	$151,800	10,568	5,887	11.0 mi	71
VA-327169 Paved · Off grid	81.0	Jul 27, 2026	$780,600	9,634	8,277	4.9 mi	69
VA-516542 Gravel · Power at road	51.5	Sep 15, 2024	$431,000	8,376	7,047	7.6 mi	66
VA-586894 Gravel · Off grid	66.4	Apr 3, 2026	$445,500	6,710	6,587	7.1 mi	66
VA-746747 Dirt · Power at road	59.7	Jul 22, 2024	$504,700	8,455	8,581	5.7 mi	65
VA-527010 Gravel · Full utilities	72.2	May 29, 2025	$930,300	12,882	9,292	5.6 mi	61

Show adjustment detail for the top comp

Access (Dirt → Landlocked)-20.9%
Utilities (Full utilities → Power at road)-18.0%
Market time (12 mo)+4.1%

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