Bienville County, LA · Sold

LA-749957

3921 County Road 23

$1,481,300

$1,679/ac · 882 ac

Offer report Market this tract

Acreage882 ac

Price per acre$1,679/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedJun 19, 2026

Coordinates32.3796, -93.0937

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Bienville County, Louisiana. Timber and marsh-adjacent tracts; drainage defines usable acreage.

View Bienville market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands36.6% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.9%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

7,112 ft of deeded road frontage.

Power12 ft away

Power at or near the road.

Buildable area531.28 of 882.09 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,635,204

$1,309,288 – $1,961,119 · $1,854/ac on 882 ac

Asking vs estimate

-9.4%

Priced below the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,481,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$934,402

$1,059/ac · +30.0% target margin

You need $546,898 off asking to hit this margin.

All-in cost$1,013,826

Net resale$1,504,387

Projected profit$490,561

ROI+48.4%

Annualized+69.2%

Break-even resale$1,249/ac

Profit if resale lands off target

-20%

$189,684

-10%

$340,122

$490,561

+10%

$641,000

+20%

$791,439

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-809524 Gravel · Off grid	644.6	Mar 30, 2026	$1,437,000	2,229	2,081	7.0 mi	76
LA-258340 Dirt · Power at road	273.4	Jul 27, 2026	$894,400	3,271	2,305	11.1 mi	70
LA-938872 Paved · Power at road	401.9	Oct 22, 2025	$1,544,400	3,842	2,280	5.0 mi	69
LA-607805 Gravel · Power at road	185.6	Jul 27, 2026	$489,400	2,637	1,433	4.5 mi	68
LA-147764 Paved · Full utilities	180.1	Jul 7, 2026	$723,300	4,016	1,506	5.2 mi	65
LA-957667 Landlocked · Full utilities	167.9	Jul 27, 2026	$372,100	2,216	1,412	7.5 mi	64
LA-187980 Gravel · Power at road	210.6	Jan 9, 2025	$560,700	2,662	1,595	9.9 mi	56
LA-207631 Gravel · Power at road	163.6	May 9, 2024	$609,900	3,729	2,139	11.2 mi	55

Show adjustment detail for the top comp

Tract size (644.59 ac → 882.09 ac)-9.2%
Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Power at road)+17.6%
Market time (5 mo)+1.6%

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.

Build the listing kit Post a deal or JV