Comparable sales & offer analysis
Parcel VT-521644
Caledonia County, VT · 1.65 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$12,300
Adjusted value
$16,260
Value range
$13,873–$18,647
Comp $/acre
$9,855/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -24.4% versus the adjusted value.
Offer position
Max allowable offer
$9,291
Offer $/acre
$5,631/ac
Projected profit
$4,878
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| VT-922508 | 3.1 | Mar 28, 2026 | $16,600 | 5,390 | 8,169 | 74 |
| VT-562296 | 2.6 | Jan 19, 2024 | $16,500 | 6,260 | 10,303 | 73 |
| VT-491514 | 1.5 | Mar 23, 2024 | $12,600 | 8,425 | 10,768 | 72 |
| VT-362357 | 2.8 | Mar 11, 2025 | $28,600 | 10,369 | 9,419 | 72 |
| VT-581412 | 1.4 | Oct 15, 2023 | $18,500 | 13,338 | 12,062 | 69 |
| VT-520541 | 0.7 | Oct 28, 2025 | $7,800 | 10,477 | 7,728 | 69 |
| VT-720518 | 0.7 | Sep 2, 2025 | $7,100 | 9,717 | 11,640 | 65 |
| VT-313216 | 5.1 | Jan 15, 2026 | $50,300 | 9,786 | 10,245 | 65 |
| VT-510164 | 0.6 | Sep 19, 2025 | $6,400 | 11,346 | 8,389 | 62 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.