Patrick County, VA · Sold

VA-134831

1638 County Road 256

$146,300

$9,819/ac · 14.90 ac

Offer report Market this tract

Acreage14.90 ac

Price per acre$9,819/ac

ZoningResidential

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedNov 28, 2025

Coordinates36.6168, -80.3840

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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

Patrick County, Virginia. Shenandoah and Southside tracts with easement upside.

View Patrick market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands3.2% of tract

Little to no mapped wetland coverage.

Average slope13.6%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

718 ft of deeded road frontage.

Power4,758 ft away

Service extension needed; get a utility quote.

Buildable area11.54 of 14.90 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$181,915

$149,278 – $214,553 · $12,209/ac on 14.90 ac

Asking vs estimate

-19.6%

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 $146,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$103,952

$6,977/ac · +30.0% target margin

You need $42,348 off asking to hit this margin.

All-in cost$112,788

Net resale$167,362

Projected profit$54,574

ROI+48.4%

Annualized+69.2%

Break-even resale$8,228/ac

Profit if resale lands off target

-20%

$21,102

-10%

$37,838

$54,574

+10%

$71,310

+20%

$88,047

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-284701 Paved · Full utilities	13.6	Dec 4, 2025	$179,300	13,224	9,392	8.4 mi	79
VA-544136 Gravel · Off grid	9.0	Sep 7, 2025	$96,900	10,770	12,627	3.9 mi	77
VA-855296 Landlocked · Off grid	20.9	Jun 20, 2024	$127,900	6,130	12,072	2.7 mi	75
VA-633759 Landlocked · Full utilities	6.8	Jul 27, 2026	$86,100	12,574	14,302	6.9 mi	73
VA-654251 Landlocked · Full utilities	9.8	Jul 16, 2025	$107,300	10,965	13,334	8.5 mi	73
VA-975740 Gravel · Power at road	28.8	Jul 27, 2026	$243,600	8,463	9,273	10.3 mi	72
VA-496427 Gravel · Off grid	47.3	Jul 27, 2026	$480,400	10,147	14,281	5.0 mi	71
VA-803890 Landlocked · Off grid	7.5	Jul 28, 2025	$64,400	8,555	14,636	10.0 mi	70
VA-663652 Dirt · Power at road	6.3	May 8, 2026	$77,900	12,281	13,538	8.7 mi	68
VA-683781 Dirt · Power at road	7.0	Nov 15, 2024	$48,600	6,982	8,214	14.4 mi	58

Show adjustment detail for the top comp

Tract size (13.56 ac → 14.9 ac)-1.0%
Utilities (Full utilities → Off grid)-30.3%
Market time (8 mo)+2.9%

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