LA-823783
2708 County Road 189
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Morehouse County, Louisiana. Timber and marsh-adjacent tracts; drainage defines usable acreage.
View Morehouse market data →Step 1 · Is this a deal?
3 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.
699 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 $26,031 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| LA-193633 Gravel · Off grid | 9.0 | Jul 27, 2026 | $35,400 | 3,920 | 3,941 | 4.2 mi | 89 |
| LA-723877 Dirt · Full utilities | 10.8 | Jul 27, 2026 | $70,900 | 6,581 | 5,437 | 12.3 mi | 83 |
| LA-293564 Dirt · Power at road | 8.6 | Jun 20, 2025 | $33,700 | 3,924 | 4,065 | 8.1 mi | 82 |
| LA-373153 Gravel · Full utilities | 6.4 | May 12, 2026 | $43,700 | 6,850 | 4,733 | 3.3 mi | 81 |
| LA-392413 Dirt · Off grid | 3.7 | Jul 27, 2026 | $15,400 | 4,133 | 4,612 | 3.1 mi | 80 |
| LA-844123 Dirt · Off grid | 12.9 | Apr 5, 2024 | $50,800 | 3,944 | 5,212 | 3.7 mi | 76 |
| LA-604736 Landlocked · Off grid | 20.1 | Jul 27, 2026 | $38,700 | 1,926 | 3,084 | 8.2 mi | 73 |
| LA-582949 Dirt · Off grid | 5.5 | Feb 2, 2026 | $25,100 | 4,568 | 5,285 | 9.8 mi | 71 |
| LA-512191 Gravel · Power at road | 3.2 | Jul 27, 2026 | $18,200 | 5,730 | 4,650 | 6.3 mi | 71 |
| LA-444607 Dirt · Full utilities | 18.3 | Feb 10, 2025 | $64,800 | 3,541 | 3,277 | 6.7 mi | 67 |
Show adjustment detail for the top comp
- Tract size (9.03 ac → 10.07 ac)-0.8%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
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.