VA-876466
406 County Road 381
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Shenandoah County, Virginia. Shenandoah and Southside tracts with easement upside.
View Shenandoah market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,122 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $101,216 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-735524 Gravel · Off grid | 24.6 | Jul 27, 2026 | $128,000 | 5,200 | 4,636 | 2.9 mi | 81 |
| VA-824762 Landlocked · Power at road | 14.2 | Jul 27, 2026 | $107,400 | 7,582 | 7,895 | 5.6 mi | 73 |
| VA-637005 Gravel · Full utilities | 72.0 | Nov 17, 2025 | $860,200 | 11,954 | 9,331 | 11.6 mi | 72 |
| VA-684940 Paved · Off grid | 16.1 | Feb 23, 2026 | $178,600 | 11,081 | 8,073 | 2.4 mi | 70 |
| VA-155321 Gravel · Full utilities | 21.3 | Aug 25, 2024 | $254,700 | 11,986 | 7,883 | 5.8 mi | 63 |
| VA-258168 Dirt · Full utilities | 167.1 | Jan 23, 2025 | $1,089,400 | 6,519 | 7,549 | 8.1 mi | 61 |
Show adjustment detail for the top comp
- Tract size (24.61 ac → 48.7 ac)-11.0%
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.