VA-756922
2931 County Road 386
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Mecklenburg County, Virginia. Shenandoah and Southside tracts with easement upside.
View Mecklenburg market data →Step 1 · Is this a deal?
4 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.
Access by easement; pull and read the recorded document.
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 $275,455 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-846680 Gravel · Power at road | 56.9 | Dec 31, 2025 | $313,200 | 5,508 | 5,442 | 3.2 mi | 83 |
| VA-655854 Gravel · Full utilities | 31.3 | Dec 28, 2024 | $333,500 | 10,670 | 8,047 | 2.7 mi | 72 |
| VA-117349 Gravel · Off grid | 92.3 | Mar 26, 2025 | $366,500 | 3,970 | 5,311 | 9.3 mi | 71 |
| VA-527533 Gravel · Power at road | 105.5 | Aug 21, 2024 | $530,300 | 5,027 | 6,045 | 6.0 mi | 70 |
| VA-897599 Gravel · Power at road | 110.7 | Oct 19, 2024 | $515,300 | 4,657 | 5,632 | 7.1 mi | 70 |
| VA-658171 Gravel · Off grid | 167.5 | Feb 8, 2026 | $556,800 | 3,325 | 5,005 | 7.1 mi | 70 |
| VA-817772 Dirt · Full utilities | 125.4 | Feb 15, 2026 | $670,100 | 5,343 | 6,030 | 8.1 mi | 70 |
| VA-587694 Paved · Power at road | 118.5 | Aug 26, 2024 | $719,400 | 6,070 | 6,367 | 7.3 mi | 69 |
| VA-865332 Landlocked · Power at road | 21.4 | Jul 27, 2026 | $92,600 | 4,323 | 5,187 | 9.3 mi | 69 |
| VA-846516 Landlocked · Off grid | 50.5 | May 31, 2025 | $140,100 | 2,774 | 4,740 | 10.9 mi | 68 |
Show adjustment detail for the top comp
- Tract size (56.86 ac → 67.76 ac)-3.7%
- Market time (7 mo)+2.6%
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.