Comparable sales & offer analysis
Parcel VA-158718
Louisa County, VA · 249 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,985,500
Adjusted value
$1,622,407
Value range
$1,247,383–$1,997,431
Comp $/acre
$6,519/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +22.4% versus the adjusted value.
Offer position
Max allowable offer
$927,090
Offer $/acre
$3,725/ac
Projected profit
$486,722
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-678445 | 204.2 | Jun 3, 2026 | $1,766,400 | 8,649 | 8,702 | 81 |
| VA-318113 | 160.6 | Jul 27, 2026 | $738,100 | 4,597 | 5,063 | 76 |
| VA-298941 | 292.5 | May 21, 2025 | $1,181,600 | 4,039 | 4,695 | 75 |
| VA-168041 | 152.4 | Oct 15, 2025 | $1,102,000 | 7,230 | 6,892 | 72 |
| VA-397416 | 96.9 | Jun 23, 2026 | $443,300 | 4,575 | 4,389 | 72 |
| VA-919424 | 415.1 | Sep 6, 2025 | $2,319,100 | 5,587 | 7,094 | 71 |
| VA-449943 | 604.5 | May 6, 2024 | $2,115,400 | 3,499 | 7,196 | 70 |
| VA-327169 | 81.0 | Jul 27, 2026 | $780,600 | 9,634 | 7,564 | 68 |
| VA-117159 | 80.5 | Feb 22, 2025 | $290,400 | 3,609 | 5,201 | 61 |
| VA-527010 | 72.2 | May 29, 2025 | $930,300 | 12,882 | 8,490 | 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.