AR-412750
3816 County Road 45
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Desha County, Arkansas. Ozark hunting camps and Delta row-crop ground at some of the South's lowest entry prices.
View Desha market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
226 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $20,993 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| AR-262725 Dirt · Power at road | 4.7 | Nov 6, 2025 | $25,100 | 5,367 | 5,473 | 1.8 mi | 82 |
| AR-832753 Gravel · Full utilities | 4.8 | Nov 11, 2024 | $27,700 | 5,797 | 4,338 | 0.0 mi | 82 |
| AR-581688 Landlocked · Off grid | 2.2 | Jul 27, 2026 | $4,900 | 2,210 | 3,178 | 6.4 mi | 75 |
| AR-611664 Gravel · Off grid | 2.2 | Jul 27, 2026 | $10,000 | 4,604 | 4,501 | 13.1 mi | 73 |
| AR-793679 Dirt · Off grid | 9.3 | Jan 22, 2026 | $36,900 | 3,952 | 4,894 | 12.7 mi | 68 |
| AR-691966 Gravel · Full utilities | 2.7 | Jun 5, 2025 | $18,600 | 6,877 | 4,934 | 10.0 mi | 67 |
| AR-402114 Paved · Full utilities | 3.0 | Feb 21, 2024 | $24,900 | 8,287 | 5,314 | 8.4 mi | 62 |
| AR-483553 Paved · Power at road | 8.5 | Aug 16, 2024 | $56,400 | 6,611 | 5,334 | 11.1 mi | 61 |
| AR-791979 Landlocked · Power at road | 2.7 | Dec 13, 2024 | $13,000 | 4,757 | 6,242 | 15.0 mi | 60 |
| AR-851407 Dirt · Power at road | 1.8 | Dec 8, 2024 | $12,000 | 6,678 | 6,869 | 12.4 mi | 56 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (9 mo)+3.2%
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.