VA-348705
3981 County Road 254
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Mecklenburg County, Virginia. Shenandoah and Southside tracts with easement upside.
View Mecklenburg 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.
2,032 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 8 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 $145,063 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-548906 Gravel · Full utilities | 285.2 | Nov 25, 2025 | $1,862,600 | 6,531 | 5,751 | 9.1 mi | 78 |
| VA-658171 Gravel · Off grid | 167.5 | Feb 8, 2026 | $556,800 | 3,325 | 3,588 | 6.0 mi | 77 |
| VA-619784 Dirt · Off grid | 538.8 | Jan 24, 2026 | $924,200 | 1,715 | 3,025 | 6.4 mi | 73 |
| VA-817772 Dirt · Full utilities | 125.4 | Feb 15, 2026 | $670,100 | 5,343 | 4,323 | 3.0 mi | 72 |
| VA-897599 Gravel · Power at road | 110.7 | Oct 19, 2024 | $515,300 | 4,657 | 4,038 | 11.3 mi | 68 |
| VA-527533 Gravel · Power at road | 105.5 | Aug 21, 2024 | $530,300 | 5,027 | 4,334 | 10.4 mi | 67 |
| VA-587694 Paved · Power at road | 118.5 | Aug 26, 2024 | $719,400 | 6,070 | 4,565 | 5.6 mi | 64 |
| VA-117349 Gravel · Off grid | 92.3 | Mar 26, 2025 | $366,500 | 3,970 | 3,807 | 10.0 mi | 62 |
Show adjustment detail for the top comp
- Tract size (285.2 ac → 246.56 ac)+4.3%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (9 mo)+3.0%
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.