Comparable sales & offer analysis
Parcel VA-397416
Louisa County, VA · 96.91 ac · Unzoned · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$451,000
Adjusted value
$713,363
Value range
$589,428–$837,297
Comp $/acre
$7,361/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -36.8% versus the adjusted value.
Offer position
Max allowable offer
$407,636
Offer $/acre
$4,206/ac
Projected profit
$214,009
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-327169 | 81.0 | Jul 27, 2026 | $780,600 | 9,634 | 7,976 | 87 |
| VA-586894 | 66.4 | Apr 3, 2026 | $445,500 | 6,710 | 6,348 | 80 |
| VA-318113 | 160.6 | Jul 27, 2026 | $738,100 | 4,597 | 5,339 | 76 |
| VA-678445 | 204.2 | Jun 3, 2026 | $1,766,400 | 8,649 | 9,177 | 75 |
| VA-158718 | 248.9 | Jun 11, 2026 | $1,860,400 | 7,475 | 7,986 | 71 |
| VA-168041 | 152.4 | Oct 15, 2025 | $1,102,000 | 7,230 | 7,267 | 71 |
| VA-527010 | 72.2 | May 29, 2025 | $930,300 | 12,882 | 8,953 | 71 |
| VA-746747 | 59.7 | Jul 22, 2024 | $504,700 | 8,455 | 8,266 | 71 |
| VA-117159 | 80.5 | Feb 22, 2025 | $290,400 | 3,609 | 5,484 | 71 |
| VA-516542 | 51.5 | Sep 15, 2024 | $431,000 | 8,376 | 6,789 | 66 |
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.