Natchitoches County, LA · Sold

LA-532193

868 County Road 120

$12,800

$4,025/ac · 3.18 ac

Offer report Market this tract

Acreage3.18 ac

Price per acre$4,025/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedJun 21, 2025

Coordinates31.7778, -93.1820

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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

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

View Natchitoches market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands0.7% of tract

Little to no mapped wetland coverage.

Average slope12.4%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

354 ft of deeded road frontage.

Power188 ft away

Power at or near the road.

Buildable area2.53 of 3.18 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$11,397

$8,997 – $13,797 · $3,584/ac on 3.18 ac

Asking vs estimate

+12.3%

Priced above the comp set

Weighted from 8 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 $12,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$6,513

$2,048/ac · +30.0% target margin

You need $6,287 off asking to hit this margin.

All-in cost$7,067

Net resale$10,485

Projected profit$3,419

ROI+48.4%

Annualized+69.2%

Break-even resale$2,415/ac

Profit if resale lands off target

-20%

$1,322

-10%

$2,370

$3,419

+10%

$4,467

+20%

$5,516

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-722124 Gravel · Off grid	3.0	Feb 27, 2026	$11,900	3,916	4,691	8.8 mi	86
LA-692483 Paved · Off grid	3.9	Feb 9, 2026	$17,700	4,500	4,616	8.9 mi	80
LA-631879 Dirt · Power at road	2.5	May 15, 2025	$5,900	2,306	2,805	3.6 mi	76
LA-601278 Dirt · Off grid	1.6	Jul 27, 2026	$4,500	2,731	3,687	4.8 mi	75
LA-590481 Gravel · Off grid	0.9	Jul 27, 2026	$2,400	2,609	3,007	7.7 mi	70
LA-923477 Landlocked · Off grid	8.1	Jul 10, 2026	$14,500	1,794	3,257	13.2 mi	67
LA-391589 Paved · Power at road	2.1	Nov 15, 2023	$5,800	2,806	2,624	8.4 mi	64
LA-213470 Dirt · Power at road	8.0	Feb 29, 2024	$21,300	2,646	3,547	13.3 mi	56

Show adjustment detail for the top comp

Utilities (Off grid → Power at road)+17.6%
Market time (6 mo)+1.9%

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