Comparable sales & offer analysis
Parcel VA-855451
Louisa County, VA · 23.34 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$189,500
Adjusted value
$186,040
Value range
$156,123–$215,957
Comp $/acre
$7,971/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +1.9% versus the adjusted value.
Offer position
Max allowable offer
$106,309
Offer $/acre
$4,555/ac
Projected profit
$55,812
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-875433 | 23.0 | Aug 26, 2025 | $252,700 | 10,970 | 7,426 | 81 |
| VA-745214 | 19.7 | Oct 22, 2024 | $144,600 | 7,353 | 7,775 | 75 |
| VA-214733 | 13.9 | Jul 27, 2026 | $151,900 | 10,946 | 8,291 | 73 |
| VA-995066 | 17.7 | Oct 22, 2024 | $195,700 | 11,080 | 9,142 | 72 |
| VA-584780 | 14.4 | Jan 6, 2026 | $151,800 | 10,568 | 5,920 | 70 |
| VA-327169 | 81.0 | Jul 27, 2026 | $780,600 | 9,634 | 8,323 | 67 |
| VA-516542 | 51.5 | Sep 15, 2024 | $431,000 | 8,376 | 7,084 | 66 |
| VA-586894 | 66.4 | Apr 3, 2026 | $445,500 | 6,710 | 6,624 | 65 |
| VA-746747 | 59.7 | Jul 22, 2024 | $504,700 | 8,455 | 8,625 | 65 |
| VA-513881 | 7.5 | Jun 1, 2024 | $105,000 | 14,020 | 10,876 | 60 |
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.