Comparable sales & offer analysis
Parcel VA-289366
Shenandoah County, VA · 398 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,861,300
Adjusted value
$2,403,809
Value range
$2,126,619–$2,680,998
Comp $/acre
$6,040/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.6% versus the adjusted value.
Offer position
Max allowable offer
$1,373,605
Offer $/acre
$3,451/ac
Projected profit
$721,143
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 | 5,824 | 87 |
| VA-459306 | 381.1 | Apr 25, 2025 | $1,696,500 | 4,452 | 5,420 | 80 |
| VA-889274 | 372.3 | Jan 24, 2026 | $1,106,900 | 2,973 | 6,330 | 80 |
| VA-509414 | 412.1 | Aug 12, 2024 | $1,577,500 | 3,828 | 5,128 | 73 |
| VA-259962 | 612.9 | Jun 6, 2025 | $2,075,500 | 3,386 | 7,306 | 72 |
| VA-258168 | 167.1 | Jan 23, 2025 | $1,089,400 | 6,519 | 6,335 | 69 |
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.