Caddo County, LA · Sold

LA-245690

7187 County Road 280

$83,900

$2,093/ac · 40.09 ac

Offer report Market this tract

Acreage40.09 ac

Price per acre$2,093/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedSep 8, 2025

Coordinates32.6424, -93.8989

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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

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

View Caddo market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands5.5% of tract

Little to no mapped wetland coverage.

Average slope5.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,646 ft of deeded road frontage.

Power10,414 ft away

A long utility run — price in solar/off-grid instead.

Buildable area35.99 of 40.09 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$113,455

$83,390 – $143,520 · $2,830/ac on 40.09 ac

Asking vs estimate

-26.0%

Priced below 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 $83,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$64,831

$1,617/ac · +30.0% target margin

You need $19,069 off asking to hit this margin.

All-in cost$70,342

Net resale$104,379

Projected profit$34,037

ROI+48.4%

Annualized+69.3%

Break-even resale$1,907/ac

Profit if resale lands off target

-20%

$13,161

-10%

$23,599

$34,037

+10%

$44,475

+20%

$54,913

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	1,988	1.7 mi	87
LA-385627 Dirt · Power at road	38.3	Dec 24, 2025	$119,100	3,110	2,693	5.7 mi	82
LA-435379 Landlocked · Power at road	32.0	Sep 27, 2024	$68,500	2,140	2,387	1.9 mi	77
LA-606543 Landlocked · Off grid	74.4	Apr 30, 2026	$115,800	1,556	2,264	5.5 mi	75
LA-114203 Dirt · Off grid	13.7	Jun 26, 2026	$33,700	2,466	2,131	9.1 mi	71
LA-924370 Dirt · Power at road	15.4	Jul 27, 2026	$58,100	3,767	2,793	10.4 mi	71
LA-985853 Paved · Off grid	45.1	Mar 1, 2024	$197,900	4,387	3,607	9.1 mi	70
LA-826211 Gravel · Full utilities	58.5	Dec 6, 2024	$299,700	5,125	3,543	4.6 mi	68
LA-275125 Gravel · Power at road	26.6	Jul 23, 2025	$169,500	6,365	4,540	9.3 mi	68
LA-256407 Gravel · Off grid	67.4	Aug 20, 2024	$178,800	2,652	2,746	5.8 mi	66

Show adjustment detail for the top comp

Tract size (46.41 ac → 40.09 ac)+2.8%
Access (Paved → Dirt)-27.1%

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