Comparable sales & offer analysis
Parcel VA-258168
Shenandoah County, VA · 167 ac · Recreational · Dirt · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,215,800
Adjusted value
$1,059,934
Value range
$876,180–$1,243,687
Comp $/acre
$6,343/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.7% versus the adjusted value.
Offer position
Max allowable offer
$605,676
Offer $/acre
$3,625/ac
Projected profit
$317,980
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-568893 | 282.5 | Jul 27, 2026 | $1,552,800 | 5,496 | 6,384 | 88 |
| VA-876466 | 48.7 | Jul 27, 2026 | $323,900 | 6,652 | 6,134 | 71 |
| VA-459306 | 381.1 | Apr 25, 2025 | $1,696,500 | 4,452 | 5,942 | 70 |
| VA-637005 | 72.0 | Nov 17, 2025 | $860,200 | 11,954 | 8,586 | 69 |
| VA-289366 | 398.0 | Jul 6, 2024 | $1,563,500 | 3,928 | 4,714 | 68 |
| VA-889274 | 372.3 | Jan 24, 2026 | $1,106,900 | 2,973 | 6,939 | 67 |
| VA-509414 | 412.1 | Aug 12, 2024 | $1,577,500 | 3,828 | 5,623 | 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.