Louisa County, VA · Sold

VA-875433

5461 County Road 117

$253,000

$10,981/ac · 23.04 ac

Offer report Market this tract

Acreage23.04 ac

Price per acre$10,981/ac

ZoningRecreational

Road accessDirt

UtilitiesFull utilities

TopographyRolling

ListedOct 30, 2024

Coordinates38.0021, -77.8979

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands13.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope11.7%

Rolling to steep in places; pad prep likely.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

547 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area18.85 of 23.04 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$277,900

$242,034 – $313,767 · $12,062/ac on 23.04 ac

Asking vs estimate

-9.0%

Priced below 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 $253,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$158,800

$6,892/ac · +30.0% target margin

You need $94,200 off asking to hit this margin.

All-in cost$172,298

Net resale$255,668

Projected profit$83,370

ROI+48.4%

Annualized+69.2%

Break-even resale$8,128/ac

Profit if resale lands off target

-20%

$32,236

-10%

$57,803

$83,370

+10%

$108,937

+20%

$134,504

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-855451 Landlocked · Power at road	23.3	May 6, 2026	$179,100	7,673	11,998	7.0 mi	87
VA-214733 Gravel · Off grid	13.9	Jul 27, 2026	$151,900	10,946	12,744	7.8 mi	76
VA-745214 Landlocked · Power at road	19.7	Oct 22, 2024	$144,600	7,353	11,955	2.7 mi	73
VA-995066 Dirt · Power at road	17.7	Oct 22, 2024	$195,700	11,080	14,059	4.3 mi	73
VA-584780 Paved · Power at road	14.4	Jan 6, 2026	$151,800	10,568	9,100	8.2 mi	71
VA-586894 Gravel · Off grid	66.4	Apr 3, 2026	$445,500	6,710	10,182	5.5 mi	68
VA-516542 Gravel · Power at road	51.5	Sep 15, 2024	$431,000	8,376	10,893	2.7 mi	67
VA-746747 Dirt · Power at road	59.7	Jul 22, 2024	$504,700	8,455	13,263	6.0 mi	66
VA-173713 Dirt · Power at road	6.6	Sep 29, 2024	$69,700	10,517	12,297	2.7 mi	61
VA-527010 Gravel · Full utilities	72.2	May 29, 2025	$930,300	12,882	14,364	9.3 mi	61

Show adjustment detail for the top comp

Access (Landlocked → Dirt)+26.5%
Utilities (Power at road → Full utilities)+22.0%
Market time (3 mo)+1.2%

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