Morehouse County, LA · Sold

LA-405861

635 County Road 97

$122,700

$2,704/ac · 45.38 ac

Offer report Market this tract

Acreage45.38 ac

Price per acre$2,704/ac

ZoningUnzoned

Road accessLandlocked

UtilitiesOff grid

TopographyMixed

ListedDec 7, 2024

Coordinates32.8051, -91.8538

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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

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

View Morehouse market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands12.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power7,376 ft away

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

Buildable area37.94 of 45.38 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$97,752

$76,767 – $118,737 · $2,154/ac on 45.38 ac

Asking vs estimate

+25.5%

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 $122,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$55,858

$1,231/ac · +30.0% target margin

You need $66,842 off asking to hit this margin.

All-in cost$60,606

Net resale$89,932

Projected profit$29,326

ROI+48.4%

Annualized+69.3%

Break-even resale$1,452/ac

Profit if resale lands off target

-20%

$11,340

-10%

$20,333

$29,326

+10%

$38,319

+20%

$47,312

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-185842 Dirt · Full utilities	44.8	Feb 6, 2026	$167,000	3,731	2,095	4.3 mi	82
LA-604736 Landlocked · Off grid	20.1	Jul 27, 2026	$38,700	1,926	1,693	3.3 mi	79
LA-265810 Paved · Off grid	43.7	Feb 22, 2025	$199,100	4,553	2,767	7.4 mi	76
LA-357509 Landlocked · Off grid	149.7	May 26, 2026	$287,100	1,917	2,556	1.0 mi	75
LA-586362 Landlocked · Off grid	65.2	Jun 1, 2025	$125,400	1,922	2,176	6.0 mi	75
LA-996448 Dirt · Off grid	69.4	Jan 5, 2026	$110,700	1,594	1,413	8.6 mi	73
LA-886958 Landlocked · Full utilities	100.5	Jul 27, 2026	$354,000	3,524	2,933	10.2 mi	73
LA-444607 Dirt · Full utilities	18.3	Feb 10, 2025	$64,800	3,541	1,799	3.1 mi	64
LA-867217 Dirt · Off grid	121.2	Oct 7, 2024	$235,400	1,942	2,068	7.4 mi	60
LA-547048 Gravel · Off grid	107.2	Jan 20, 2024	$229,500	2,140	1,953	9.1 mi	58

Show adjustment detail for the top comp

Access (Dirt → Landlocked)-20.9%
Utilities (Full utilities → Off grid)-30.3%
Market time (6 mo)+2.2%

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.

Build the listing kit Post a deal or JV