Comparable sales & offer analysis
Parcel VA-435905
Caroline County, VA · 32.43 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$160,900
Adjusted value
$231,068
Value range
$166,530–$295,605
Comp $/acre
$7,125/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -30.4% versus the adjusted value.
Offer position
Max allowable offer
$132,039
Offer $/acre
$4,071/ac
Projected profit
$69,320
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 |
|---|---|---|---|---|---|---|
| VA-225745 | 28.9 | Jul 5, 2026 | $319,000 | 11,046 | 5,562 | 84 |
| VA-556822 | 63.0 | May 5, 2026 | $483,000 | 7,665 | 8,859 | 78 |
| VA-995666 | 27.3 | Nov 17, 2024 | $339,700 | 12,454 | 9,526 | 75 |
| VA-716890 | 66.2 | Dec 18, 2025 | $560,300 | 8,462 | 10,041 | 74 |
| VA-906721 | 58.6 | Dec 27, 2025 | $451,900 | 7,714 | 5,336 | 72 |
| VA-934614 | 12.7 | Jul 27, 2026 | $83,000 | 6,517 | 4,945 | 72 |
| VA-467217 | 83.9 | Apr 29, 2025 | $455,200 | 5,426 | 5,926 | 65 |
| VA-516450 | 48.1 | Jan 9, 2024 | $401,500 | 8,340 | 8,592 | 65 |
| VA-277394 | 95.4 | May 24, 2025 | $504,700 | 5,292 | 5,096 | 65 |
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.