Comparable sales & offer analysis
Parcel VA-449943
Louisa County, VA · 605 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,485,800
Adjusted value
$2,174,152
Value range
$1,727,401–$2,620,903
Comp $/acre
$3,596/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.3% versus the adjusted value.
Offer position
Max allowable offer
$1,242,373
Offer $/acre
$2,055/ac
Projected profit
$652,246
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-158718 | 248.9 | Jun 11, 2026 | $1,860,400 | 7,475 | 4,056 | 80 |
| VA-919424 | 415.1 | Sep 6, 2025 | $2,319,100 | 5,587 | 3,799 | 76 |
| VA-678445 | 204.2 | Jun 3, 2026 | $1,766,400 | 8,649 | 4,661 | 69 |
| VA-318113 | 160.6 | Jul 27, 2026 | $738,100 | 4,597 | 2,711 | 68 |
| VA-298941 | 292.5 | May 21, 2025 | $1,181,600 | 4,039 | 2,515 | 66 |
| VA-168041 | 152.4 | Oct 15, 2025 | $1,102,000 | 7,230 | 3,691 | 61 |
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.