VA-126940
3149 County Road 186
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.
Patrick County, Virginia. Shenandoah and Southside tracts with easement upside.
View Patrick market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
1,922 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 6 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 $356,188 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-496427 Gravel · Off grid | 47.3 | Jul 27, 2026 | $480,400 | 10,147 | 13,060 | 1.9 mi | 81 |
| VA-975740 Gravel · Power at road | 28.8 | Jul 27, 2026 | $243,600 | 8,463 | 8,480 | 7.9 mi | 73 |
| VA-478191 Dirt · Power at road | 169.9 | May 18, 2026 | $767,100 | 4,515 | 7,846 | 7.5 mi | 70 |
| VA-407332 Dirt · Power at road | 91.2 | Jul 3, 2024 | $938,900 | 10,296 | 16,432 | 5.7 mi | 70 |
| VA-108561 Landlocked · Power at road | 222.1 | Dec 2, 2025 | $551,400 | 2,482 | 5,988 | 7.2 mi | 64 |
| VA-855296 Landlocked · Off grid | 20.9 | Jun 20, 2024 | $127,900 | 6,130 | 11,040 | 4.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (47.34 ac → 68.65 ac)-7.5%
- Access (Gravel → Paved)+18.0%
- Utilities (Off grid → Power at road)+17.6%
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.