LA-666450
838 County Road 385
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.
Natchitoches County, Louisiana. Timber and marsh-adjacent tracts; drainage defines usable acreage.
View Natchitoches market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
1,123 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $33,335 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| LA-556381 Gravel · Off grid | 66.1 | Oct 17, 2025 | $116,200 | 1,757 | 1,546 | 7.9 mi | 79 |
| LA-697302 Dirt · Power at road | 128.9 | Jun 18, 2026 | $369,300 | 2,865 | 2,848 | 12.2 mi | 73 |
| LA-786062 Gravel · Off grid | 52.5 | Oct 24, 2024 | $83,300 | 1,587 | 1,383 | 3.7 mi | 72 |
| LA-785856 Dirt · Off grid | 45.2 | May 25, 2025 | $78,700 | 1,741 | 1,674 | 12.2 mi | 70 |
| LA-887404 Dirt · Power at road | 138.8 | Aug 4, 2024 | $222,300 | 1,602 | 1,750 | 2.3 mi | 68 |
| LA-645134 Landlocked · Off grid | 26.8 | May 5, 2025 | $44,800 | 1,671 | 1,861 | 9.8 mi | 66 |
| LA-298062 Gravel · Full utilities | 223.5 | Dec 5, 2025 | $642,500 | 2,874 | 2,391 | 8.6 mi | 62 |
| LA-305553 Gravel · Full utilities | 36.3 | Jul 31, 2024 | $109,800 | 3,025 | 1,728 | 11.2 mi | 59 |
| LA-975174 Gravel · Power at road | 27.6 | Dec 20, 2024 | $86,300 | 3,127 | 2,052 | 10.3 mi | 58 |
Show adjustment detail for the top comp
- Tract size (66.14 ac → 69.53 ac)-1.1%
- Access (Gravel → Dirt)-14.0%
- 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.