LA-173429
8380 County Road 397
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De Soto County, Louisiana. Timber and marsh-adjacent tracts; drainage defines usable acreage.
View De Soto 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.
540 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $17,437 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| LA-204072 Landlocked · Power at road | 12.4 | Jul 27, 2026 | $68,800 | 5,541 | 6,194 | 4.3 mi | 78 |
| LA-181983 Landlocked · Power at road | 2.7 | Jul 27, 2026 | $10,400 | 3,794 | 3,904 | 5.6 mi | 70 |
| LA-554534 Paved · Full utilities | 17.4 | Jun 25, 2025 | $88,000 | 5,071 | 2,900 | 11.4 mi | 66 |
| LA-765485 Dirt · Power at road | 34.6 | Feb 11, 2026 | $95,600 | 2,765 | 2,849 | 6.6 mi | 64 |
| LA-905007 Dirt · Power at road | 24.4 | Jan 5, 2024 | $139,200 | 5,697 | 6,040 | 3.1 mi | 60 |
Show adjustment detail for the top comp
- Tract size (12.42 ac → 7.79 ac)+3.8%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Power at road → Off grid)-15.0%
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.