Shenandoah County, VA · Sold

VA-684940

2249 County Road 321

$169,000

$10,484/ac · 16.12 ac

Offer report Market this tract

Acreage16.12 ac

Price per acre$10,484/ac

ZoningResidential

Road accessPaved

UtilitiesOff grid

TopographyFlat

ListedMay 16, 2025

Coordinates38.8554, -78.4780

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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

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

View Shenandoah market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands11.2% of tract

Little to no mapped wetland coverage.

Average slope2.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

713 ft of deeded road frontage.

Power6,102 ft away

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

Buildable area13.60 of 16.12 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$156,440

$128,834 – $184,047 · $9,705/ac on 16.12 ac

Asking vs estimate

+8.0%

Priced above the comp set

Weighted from 7 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 $169,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$89,395

$5,546/ac · +30.0% target margin

You need $79,605 off asking to hit this margin.

All-in cost$96,994

Net resale$143,925

Projected profit$46,932

ROI+48.4%

Annualized+69.2%

Break-even resale$6,540/ac

Profit if resale lands off target

-20%

$18,147

-10%

$32,539

$46,932

+10%

$61,324

+20%

$75,717

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VA-824762 Landlocked · Power at road	14.2	Jul 27, 2026	$107,400	7,582	11,054	4.5 mi	84
VA-735524 Gravel · Off grid	24.6	Jul 27, 2026	$128,000	5,200	6,491	4.6 mi	81
VA-876466 Gravel · Off grid	48.7	Jul 27, 2026	$323,900	6,652	9,334	2.4 mi	74
VA-155321 Gravel · Full utilities	21.3	Aug 25, 2024	$254,700	11,986	11,037	3.8 mi	74
VA-624034 Dirt · Power at road	8.4	Mar 26, 2026	$80,600	9,643	10,776	3.6 mi	73
VA-693738 Paved · Power at road	6.8	Oct 1, 2024	$88,700	13,138	11,201	0.8 mi	67
VA-813690 Paved · Off grid	6.5	Aug 15, 2024	$52,800	8,098	8,147	3.2 mi	66

Show adjustment detail for the top comp

Tract size (14.17 ac → 16.12 ac)-1.4%
Access (Landlocked → Paved)+73.5%
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