Comparable sales & offer analysis
Parcel VA-117159
Louisa County, VA · 80.45 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$285,800
Adjusted value
$405,883
Value range
$324,957–$486,809
Comp $/acre
$5,045/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -29.6% versus the adjusted value.
Offer position
Max allowable offer
$231,933
Offer $/acre
$2,883/ac
Projected profit
$121,765
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 | 5,573 | 87 |
| VA-586894 | 66.4 | Apr 3, 2026 | $445,500 | 6,710 | 4,436 | 83 |
| VA-397416 | 96.9 | Jun 23, 2026 | $443,300 | 4,575 | 3,234 | 80 |
| VA-318113 | 160.6 | Jul 27, 2026 | $738,100 | 4,597 | 3,730 | 79 |
| VA-527010 | 72.2 | May 29, 2025 | $930,300 | 12,882 | 6,257 | 73 |
| VA-158718 | 248.9 | Jun 11, 2026 | $1,860,400 | 7,475 | 5,580 | 70 |
| VA-678445 | 204.2 | Jun 3, 2026 | $1,766,400 | 8,649 | 6,412 | 70 |
| VA-168041 | 152.4 | Oct 15, 2025 | $1,102,000 | 7,230 | 5,079 | 70 |
| VA-746747 | 59.7 | Jul 22, 2024 | $504,700 | 8,455 | 5,778 | 68 |
| VA-516542 | 51.5 | Sep 15, 2024 | $431,000 | 8,376 | 4,745 | 67 |
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.