Caddo County, LA · Sold

LA-985853

4491 County Road 213

$219,200

$4,858/ac · 45.12 ac

Offer report Market this tract

Acreage45.12 ac

Price per acre$4,858/ac

ZoningMixed Use

Road accessPaved

UtilitiesOff grid

TopographyRolling

ListedAug 22, 2023

Coordinates32.5117, -93.8760

Loading terrain…

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

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

View Caddo market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,455 ft of deeded road frontage.

Power3,484 ft away

Service extension needed; get a utility quote.

Buildable area37.63 of 45.12 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$167,773

$122,314 – $213,233 · $3,718/ac on 45.12 ac

Asking vs estimate

+30.7%

Priced above the comp set

Weighted from 10 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 $219,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$95,871

$2,125/ac · +30.0% target margin

You need $123,329 off asking to hit this margin.

All-in cost$104,020

Net resale$154,352

Projected profit$50,332

ROI+48.4%

Annualized+69.2%

Break-even resale$2,506/ac

Profit if resale lands off target

-20%

$19,461

-10%

$34,896

$50,332

+10%

$65,767

+20%

$81,202

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-945892 Paved · Off grid	46.4	Jul 27, 2026	$122,900	2,648	2,668	7.5 mi	93
LA-385627 Dirt · Power at road	38.3	Dec 24, 2025	$119,100	3,110	3,613	4.3 mi	83
LA-245690 Dirt · Off grid	40.1	Apr 25, 2026	$85,400	2,130	2,896	9.1 mi	81
LA-114203 Dirt · Off grid	13.7	Jun 26, 2026	$33,700	2,466	2,860	1.5 mi	77
LA-606543 Landlocked · Off grid	74.4	Apr 30, 2026	$115,800	1,556	3,038	9.0 mi	74
LA-924370 Dirt · Power at road	15.4	Jul 27, 2026	$58,100	3,767	3,748	2.5 mi	73
LA-275125 Gravel · Power at road	26.6	Jul 23, 2025	$169,500	6,365	6,093	6.4 mi	68
LA-826211 Gravel · Full utilities	58.5	Dec 6, 2024	$299,700	5,125	4,755	11.2 mi	67
LA-207258 Paved · Power at road	124.8	Jul 28, 2025	$515,300	4,127	4,617	5.4 mi	66
LA-256407 Gravel · Off grid	67.4	Aug 20, 2024	$178,800	2,652	3,685	10.5 mi	65

Show adjustment detail for the top comp

Tract size (46.41 ac → 45.12 ac)+0.5%

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