VA-459306
3994 County Road 165
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.
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.
Access by easement; pull and read the recorded document.
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 $778,671 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| VA-568893 Dirt · Full utilities | 282.5 | Jul 27, 2026 | $1,552,800 | 5,496 | 5,046 | 0.4 mi | 88 |
| VA-889274 Landlocked · Off grid | 372.3 | Jan 24, 2026 | $1,106,900 | 2,973 | 5,485 | 5.3 mi | 81 |
| VA-289366 Gravel · Full utilities | 398.0 | Jul 6, 2024 | $1,563,500 | 3,928 | 3,726 | 1.7 mi | 77 |
| VA-509414 Paved · Off grid | 412.1 | Aug 12, 2024 | $1,577,500 | 3,828 | 4,445 | 4.5 mi | 73 |
| VA-259962 Landlocked · Power at road | 612.9 | Jun 6, 2025 | $2,075,500 | 3,386 | 6,331 | 2.3 mi | 71 |
| VA-258168 Dirt · Full utilities | 167.1 | Jan 23, 2025 | $1,089,400 | 6,519 | 5,491 | 2.8 mi | 69 |
Show adjustment detail for the top comp
- Tract size (282.53 ac → 381.07 ac)-8.4%
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.