LA-449428
4089 County Road 391
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Beauregard County, Louisiana. Timber and marsh-adjacent tracts; drainage defines usable acreage.
View Beauregard market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $274,675 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| LA-438327 Gravel · Off grid | 270.8 | Feb 23, 2026 | $428,300 | 1,581 | 1,287 | 2.3 mi | 71 |
| LA-138478 Gravel · Power at road | 302.1 | May 13, 2025 | $558,200 | 1,847 | 1,362 | 8.7 mi | 70 |
| LA-438065 Gravel · Power at road | 224.0 | Feb 24, 2026 | $351,100 | 1,567 | 1,027 | 4.6 mi | 69 |
| LA-727965 Gravel · Full utilities | 208.4 | Jun 16, 2025 | $449,400 | 2,157 | 1,168 | 3.3 mi | 68 |
| LA-436682 Gravel · Power at road | 82.3 | Jan 4, 2025 | $155,200 | 1,886 | 997 | 5.5 mi | 55 |
Show adjustment detail for the top comp
- Tract size (270.83 ac → 601.29 ac)-21.1%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (6 mo)+2.0%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.