Comparable sales & offer analysis
Parcel VA-509414
Shenandoah County, VA · 412 ac · Agricultural · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,491,000
Adjusted value
$1,979,347
Value range
$1,673,169–$2,285,526
Comp $/acre
$4,803/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -24.7% versus the adjusted value.
Offer position
Max allowable offer
$1,131,055
Offer $/acre
$2,745/ac
Projected profit
$593,804
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-889274 | 372.3 | Jan 24, 2026 | $1,106,900 | 2,973 | 5,151 | 82 |
| VA-568893 | 282.5 | Jul 27, 2026 | $1,552,800 | 5,496 | 4,739 | 78 |
| VA-459306 | 381.1 | Apr 25, 2025 | $1,696,500 | 4,452 | 4,410 | 75 |
| VA-289366 | 398.0 | Jul 6, 2024 | $1,563,500 | 3,928 | 3,498 | 73 |
| VA-259962 | 612.9 | Jun 6, 2025 | $2,075,500 | 3,386 | 5,944 | 69 |
| VA-258168 | 167.1 | Jan 23, 2025 | $1,089,400 | 6,519 | 5,155 | 64 |
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.