Comparable sales & offer analysis
Parcel VA-392598
Shenandoah County, VA · 2.96 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$21,300
Adjusted value
$22,244
Value range
$16,197–$28,290
Comp $/acre
$7,515/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.2% versus the adjusted value.
Offer position
Max allowable offer
$12,711
Offer $/acre
$4,294/ac
Projected profit
$6,673
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-392444 | 2.6 | Jan 7, 2025 | $14,100 | 5,338 | 5,710 | 80 |
| VA-302807 | 3.4 | Jan 31, 2024 | $41,200 | 11,991 | 7,469 | 75 |
| VA-411733 | 1.6 | Mar 27, 2026 | $8,300 | 5,249 | 4,922 | 72 |
| VA-624034 | 8.4 | Mar 26, 2026 | $80,600 | 9,643 | 8,180 | 69 |
| VA-693738 | 6.8 | Oct 1, 2024 | $88,700 | 13,138 | 8,500 | 66 |
| VA-771221 | 1.1 | Jun 12, 2024 | $15,500 | 14,234 | 12,118 | 62 |
| VA-960978 | 0.9 | Apr 10, 2024 | $7,000 | 7,740 | 7,789 | 59 |
| VA-813690 | 6.5 | Aug 15, 2024 | $52,800 | 8,098 | 6,182 | 59 |
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.