Natchitoches County, LA · Sold

LA-786062

4039 County Road 20

$96,400

$1,837/ac · 52.49 ac

Offer report Market this tract

Acreage52.49 ac

Price per acre$1,837/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedOct 9, 2024

Coordinates31.6624, -93.0706

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands41.4% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope1.3%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

823 ft of deeded road frontage.

Power6,522 ft away

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

Buildable area29.22 of 52.49 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$120,294

$93,087 – $147,501 · $2,292/ac on 52.49 ac

Asking vs estimate

-19.9%

Priced below 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 $96,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$68,740

$1,310/ac · +30.0% target margin

You need $27,660 off asking to hit this margin.

All-in cost$74,583

Net resale$110,671

Projected profit$36,088

ROI+48.4%

Annualized+69.2%

Break-even resale$1,544/ac

Profit if resale lands off target

-20%

$13,954

-10%

$25,021

$36,088

+10%

$47,155

+20%

$58,222

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-556381 Gravel · Off grid	66.1	Oct 17, 2025	$116,200	1,757	1,909	8.5 mi	82
LA-666450 Dirt · Off grid	69.5	May 19, 2026	$111,800	1,608	2,006	3.7 mi	82
LA-954455 Paved · Off grid	16.4	Jul 27, 2026	$37,800	2,304	1,628	2.4 mi	73
LA-785856 Dirt · Off grid	45.2	May 25, 2025	$78,700	1,741	2,067	11.6 mi	72
LA-305553 Gravel · Full utilities	36.3	Jul 31, 2024	$109,800	3,025	2,134	8.3 mi	72
LA-697302 Dirt · Power at road	128.9	Jun 18, 2026	$369,300	2,865	3,516	10.3 mi	68
LA-645134 Landlocked · Off grid	26.8	May 5, 2025	$44,800	1,671	2,298	6.1 mi	67
LA-975174 Gravel · Power at road	27.6	Dec 20, 2024	$86,300	3,127	2,534	9.2 mi	65
LA-184540 Dirt · Off grid	17.4	Jul 8, 2024	$48,100	2,760	2,926	2.8 mi	61
LA-887404 Dirt · Power at road	138.8	Aug 4, 2024	$222,300	1,602	2,161	5.8 mi	59

Show adjustment detail for the top comp

Tract size (66.14 ac → 52.49 ac)+5.0%
Market time (10 mo)+3.5%

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