Monroe County, WV · Sold

WV-257444

8710 County Road 221

$249,100

$1,511/ac · 165 ac

Offer report Market this tract

Acreage165 ac

Price per acre$1,511/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedAug 21, 2025

Coordinates37.5113, -80.4888

Loading terrain…

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

Monroe County, West Virginia. Steep timber and hunting acreage; the East's cheapest per acre.

View Monroe market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands37.0% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.4%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

1,628 ft of deeded road frontage.

Power14,320 ft away

A long utility run — price in solar/off-grid instead.

Buildable area98.65 of 164.83 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$283,084

$233,155 – $333,012 · $1,717/ac on 165 ac

Asking vs estimate

-12.0%

Priced below the comp set

Weighted from 8 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 $249,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$161,762

$981/ac · +30.0% target margin

You need $87,338 off asking to hit this margin.

All-in cost$175,512

Net resale$260,437

Projected profit$84,925

ROI+48.4%

Annualized+69.3%

Break-even resale$1,157/ac

Profit if resale lands off target

-20%

$32,838

-10%

$58,882

$84,925

+10%

$110,969

+20%

$137,013

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
WV-417449 Landlocked · Full utilities	165.4	Mar 21, 2026	$312,800	1,891	1,696	1.0 mi	90
WV-998610 Gravel · Power at road	383.6	Jul 27, 2026	$643,100	1,677	1,563	2.4 mi	79
WV-547391 Dirt · Full utilities	158.6	Aug 19, 2024	$435,200	2,743	2,050	3.3 mi	77
WV-538079 Landlocked · Off grid	261.1	Jul 14, 2024	$284,600	1,090	1,705	2.8 mi	74
WV-907936 Landlocked · Off grid	235.4	Jul 12, 2025	$241,800	1,027	1,500	5.7 mi	73
WV-888132 Dirt · Off grid	271.3	May 5, 2025	$524,700	1,934	2,343	9.1 mi	70
WV-248183 Landlocked · Off grid	281.5	Jan 18, 2025	$280,300	996	1,560	2.7 mi	70
WV-288779 Landlocked · Full utilities	433.6	Aug 1, 2025	$462,000	1,066	1,293	9.2 mi	65

Show adjustment detail for the top comp

Access (Landlocked → Dirt)+26.5%
Utilities (Full utilities → Off grid)-30.3%
Market time (5 mo)+1.7%

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