Comparable sales & offer analysis
Parcel VA-421262
Caroline County, VA · 1.12 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$13,200
Adjusted value
$15,289
Value range
$11,493–$19,085
Comp $/acre
$13,651/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -13.7% versus the adjusted value.
Offer position
Max allowable offer
$8,737
Offer $/acre
$7,801/ac
Projected profit
$4,587
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-271618 | 1.4 | Jul 27, 2026 | $12,400 | 8,584 | 12,390 | 86 |
| VA-841260 | 1.1 | Apr 7, 2026 | $6,900 | 6,128 | 10,381 | 83 |
| VA-901319 | 1.2 | Dec 18, 2024 | $7,600 | 6,461 | 9,924 | 74 |
| VA-361827 | 1.7 | Dec 22, 2025 | $18,100 | 10,713 | 13,503 | 73 |
| VA-760676 | 0.7 | Jun 14, 2025 | $9,100 | 12,459 | 15,138 | 69 |
| VA-611864 | 1.7 | Jun 12, 2024 | $12,500 | 7,200 | 11,351 | 68 |
| VA-972025 | 1.9 | Sep 9, 2024 | $24,200 | 12,391 | 16,482 | 67 |
| VA-592181 | 2.2 | May 29, 2024 | $22,900 | 10,513 | 14,170 | 65 |
| VA-402790 | 3.4 | Mar 3, 2025 | $41,700 | 12,262 | 22,210 | 58 |
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.