Comparable sales & offer analysis
Parcel VA-496427
Patrick County, VA · 47.34 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$454,900
Adjusted value
$387,894
Value range
$282,400–$493,389
Comp $/acre
$8,194/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +17.3% versus the adjusted value.
Offer position
Max allowable offer
$221,654
Offer $/acre
$4,682/ac
Projected profit
$116,368
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-975740 | 28.8 | Jul 27, 2026 | $243,600 | 8,463 | 6,640 | 78 |
| VA-134831 | 14.9 | May 9, 2026 | $127,100 | 8,533 | 6,179 | 68 |
| VA-284701 | 13.6 | Dec 4, 2025 | $179,300 | 13,224 | 6,724 | 67 |
| VA-126940 | 68.7 | Oct 12, 2023 | $683,200 | 9,952 | 8,719 | 67 |
| VA-407332 | 91.2 | Jul 3, 2024 | $938,900 | 10,296 | 12,861 | 63 |
| VA-855296 | 20.9 | Jun 20, 2024 | $127,900 | 6,130 | 8,641 | 62 |
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.