Natchitoches County, LA · Sold

LA-785856

7539 County Road 168

$77,800

$1,720/ac · 45.22 ac

Offer report Market this tract

Acreage45.22 ac

Price per acre$1,720/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedMar 18, 2024

Coordinates31.8298, -93.0504

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands11.4% of tract

Little to no mapped wetland coverage.

Average slope9.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,260 ft of deeded road frontage.

Power9,154 ft away

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

Buildable area38.06 of 45.22 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$90,847

$68,573 – $113,120 · $2,009/ac on 45.22 ac

Asking vs estimate

-14.4%

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 $77,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$51,912

$1,148/ac · +30.0% target margin

You need $25,888 off asking to hit this margin.

All-in cost$56,325

Net resale$83,579

Projected profit$27,254

ROI+48.4%

Annualized+69.3%

Break-even resale$1,354/ac

Profit if resale lands off target

-20%

$10,539

-10%

$18,896

$27,254

+10%

$35,612

+20%

$43,970

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-666450 Dirt · Off grid	69.5	May 19, 2026	$111,800	1,608	1,777	12.2 mi	77
LA-954455 Paved · Off grid	16.4	Jul 27, 2026	$37,800	2,304	1,442	9.3 mi	75
LA-556381 Gravel · Off grid	66.1	Oct 17, 2025	$116,200	1,757	1,691	5.0 mi	75
LA-697302 Dirt · Power at road	128.9	Jun 18, 2026	$369,300	2,865	3,115	4.4 mi	73
LA-786062 Gravel · Off grid	52.5	Oct 24, 2024	$83,300	1,587	1,512	11.6 mi	70
LA-975174 Gravel · Power at road	27.6	Dec 20, 2024	$86,300	3,127	2,244	2.8 mi	68
LA-305553 Gravel · Full utilities	36.3	Jul 31, 2024	$109,800	3,025	1,890	8.0 mi	68
LA-645134 Landlocked · Off grid	26.8	May 5, 2025	$44,800	1,671	2,036	13.4 mi	65
LA-887404 Dirt · Power at road	138.8	Aug 4, 2024	$222,300	1,602	1,914	14.0 mi	60
LA-184540 Dirt · Off grid	17.4	Jul 8, 2024	$48,100	2,760	2,592	13.5 mi	59

Show adjustment detail for the top comp

Tract size (69.53 ac → 45.22 ac)+9.4%
Market time (3 mo)+1.0%

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