Rockbridge County, VA · Sold

VA-221218

7196 County Road 384

$7,400

$6,789/ac · 1.09 ac

Offer report Market this tract

Acreage1.09 ac

Price per acre$6,789/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedMar 30, 2024

Coordinates37.8670, -79.5249

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

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

View Rockbridge market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands0.5% of tract

Little to no mapped wetland coverage.

Average slope8.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

113 ft of deeded road frontage.

Power12,304 ft away

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

Buildable area1.03 of 1.09 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$9,146

$7,516 – $10,776 · $8,391/ac on 1.09 ac

Asking vs estimate

-19.1%

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 $7,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$5,226

$4,795/ac · +30.0% target margin

You need $2,174 off asking to hit this margin.

All-in cost$5,670

Net resale$8,414

Projected profit$2,744

ROI+48.4%

Annualized+69.3%

Break-even resale$5,654/ac

Profit if resale lands off target

-20%

$1,061

-10%

$1,902

$2,744

+10%

$3,585

+20%

$4,427

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-151260 Landlocked · Power at road	1.1	Jul 27, 2026	$6,100	5,408	6,777	5.4 mi	90
VA-421134 Dirt · Power at road	1.0	Jul 21, 2026	$7,700	7,511	7,439	4.7 mi	85
VA-511195 Paved · Power at road	1.1	Nov 19, 2024	$14,300	13,323	10,295	2.8 mi	77
VA-561715 Dirt · Power at road	1.6	Jul 27, 2026	$16,000	10,267	10,219	11.0 mi	76
VA-270593 Gravel · Power at road	0.7	Mar 4, 2026	$8,900	12,847	11,080	5.6 mi	76
VA-142947 Gravel · Off grid	3.8	Jul 27, 2026	$25,500	6,691	6,888	1.2 mi	76
VA-620367 Dirt · Off grid	0.6	Jul 27, 2026	$3,700	6,279	7,279	9.3 mi	75
VA-152765 Paved · Off grid	3.3	Jul 27, 2026	$29,100	8,724	7,577	2.3 mi	74
VA-290039 Paved · Power at road	0.5	Jan 10, 2025	$5,000	10,791	8,240	1.1 mi	69
VA-592304 Dirt · Off grid	2.4	Nov 17, 2024	$15,900	6,651	8,410	7.1 mi	67

Show adjustment detail for the top comp

Access (Landlocked → Gravel)+47.1%
Utilities (Power at road → Off grid)-15.0%

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.

Build the listing kit Post a deal or JV