Comparable sales & offer analysis
Parcel VA-411733
Shenandoah County, VA · 1.58 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$9,500
Adjusted value
$12,500
Value range
$9,000–$16,000
Comp $/acre
$7,912/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -24.0% versus the adjusted value.
Offer position
Max allowable offer
$7,143
Offer $/acre
$4,521/ac
Projected profit
$3,750
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-130824 | 0.8 | Jul 27, 2026 | $6,700 | 8,128 | 6,909 | 74 |
| VA-392444 | 2.6 | Jan 7, 2025 | $14,100 | 5,338 | 6,223 | 71 |
| VA-771221 | 1.1 | Jun 12, 2024 | $15,500 | 14,234 | 13,207 | 68 |
| VA-392598 | 3.0 | Aug 9, 2025 | $17,700 | 5,980 | 6,832 | 67 |
| VA-960978 | 0.9 | Apr 10, 2024 | $7,000 | 7,740 | 8,488 | 66 |
| VA-940834 | 0.8 | Sep 12, 2025 | $4,700 | 5,695 | 5,075 | 66 |
| VA-830417 | 0.6 | Oct 8, 2025 | $4,000 | 6,564 | 8,559 | 66 |
| VA-302807 | 3.4 | Jan 31, 2024 | $41,200 | 11,991 | 8,140 | 60 |
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.