VA-586894
6636 County Road 365
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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.
1,293 ft of deeded road frontage.
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 $216,509 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-327169 Paved · Off grid | 81.0 | Jul 27, 2026 | $780,600 | 9,634 | 8,561 | 4.6 mi | 89 |
| VA-397416 Dirt · Power at road | 96.9 | Jun 23, 2026 | $443,300 | 4,575 | 4,968 | 3.8 mi | 83 |
| VA-527010 Gravel · Full utilities | 72.2 | May 29, 2025 | $930,300 | 12,882 | 9,612 | 5.3 mi | 79 |
| VA-318113 Gravel · Off grid | 160.6 | Jul 27, 2026 | $738,100 | 4,597 | 5,730 | 4.7 mi | 77 |
| VA-117159 Landlocked · Off grid | 80.5 | Feb 22, 2025 | $290,400 | 3,609 | 5,888 | 3.6 mi | 76 |
| VA-746747 Dirt · Power at road | 59.7 | Jul 22, 2024 | $504,700 | 8,455 | 8,875 | 1.8 mi | 74 |
| VA-516542 Gravel · Power at road | 51.5 | Sep 15, 2024 | $431,000 | 8,376 | 7,289 | 3.3 mi | 73 |
| VA-678445 Gravel · Power at road | 204.2 | Jun 3, 2026 | $1,766,400 | 8,649 | 9,850 | 2.1 mi | 73 |
| VA-168041 Gravel · Power at road | 152.4 | Oct 15, 2025 | $1,102,000 | 7,230 | 7,801 | 3.7 mi | 70 |
| VA-855451 Landlocked · Power at road | 23.3 | May 6, 2026 | $179,100 | 7,673 | 8,029 | 7.1 mi | 67 |
Show adjustment detail for the top comp
- Tract size (81.03 ac → 66.4 ac)+4.6%
- Access (Paved → Gravel)-15.3%
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.