Comparable sales & offer analysis
Parcel VA-392444
Shenandoah County, VA · 2.64 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$15,800
Adjusted value
$18,859
Value range
$13,587–$24,130
Comp $/acre
$7,143/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.2% versus the adjusted value.
Offer position
Max allowable offer
$10,776
Offer $/acre
$4,082/ac
Projected profit
$5,658
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-392598 | 3.0 | Aug 9, 2025 | $17,700 | 5,980 | 6,255 | 83 |
| VA-411733 | 1.6 | Mar 27, 2026 | $8,300 | 5,249 | 4,910 | 79 |
| VA-302807 | 3.4 | Jan 31, 2024 | $41,200 | 11,991 | 7,455 | 70 |
| VA-130824 | 0.8 | Jul 27, 2026 | $6,700 | 8,128 | 6,324 | 69 |
| VA-624034 | 8.4 | Mar 26, 2026 | $80,600 | 9,643 | 8,161 | 69 |
| VA-813690 | 6.5 | Aug 15, 2024 | $52,800 | 8,098 | 6,169 | 64 |
| VA-771221 | 1.1 | Jun 12, 2024 | $15,500 | 14,234 | 12,094 | 63 |
| VA-693738 | 6.8 | Oct 1, 2024 | $88,700 | 13,138 | 8,483 | 61 |
| VA-940834 | 0.8 | Sep 12, 2025 | $4,700 | 5,695 | 4,647 | 60 |
| VA-960978 | 0.9 | Apr 10, 2024 | $7,000 | 7,740 | 7,774 | 57 |
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.