Natchitoches County, LA · Sold

LA-184540

5032 County Road 109

$46,300

$2,656/ac · 17.43 ac

Offer report Market this tract

Acreage17.43 ac

Price per acre$2,656/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedSep 15, 2023

Coordinates31.6408, -93.1104

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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

Low risk

Wetlands16.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope4.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

957 ft of deeded road frontage.

Power11,380 ft away

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

Buildable area13.78 of 17.43 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$35,512

$29,346 – $41,678 · $2,037/ac on 17.43 ac

Asking vs estimate

+30.4%

Priced above the comp set

Weighted from 9 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 $46,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$20,293

$1,164/ac · +30.0% target margin

You need $26,007 off asking to hit this margin.

All-in cost$22,018

Net resale$32,671

Projected profit$10,653

ROI+48.4%

Annualized+69.2%

Break-even resale$1,373/ac

Profit if resale lands off target

-20%

$4,119

-10%

$7,386

$10,653

+10%

$13,920

+20%

$17,187

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-954455 Paved · Off grid	16.4	Jul 27, 2026	$37,800	2,304	1,671	4.6 mi	88
LA-844048 Dirt · Off grid	12.2	Jan 12, 2026	$18,200	1,490	1,471	3.6 mi	81
LA-923477 Landlocked · Off grid	8.1	Jul 10, 2026	$14,500	1,794	2,124	15.3 mi	70
LA-645134 Landlocked · Off grid	26.8	May 5, 2025	$44,800	1,671	2,360	8.4 mi	70
LA-975174 Gravel · Power at road	27.6	Dec 20, 2024	$86,300	3,127	2,601	11.3 mi	63
LA-785856 Dirt · Off grid	45.2	May 25, 2025	$78,700	1,741	2,122	13.5 mi	62
LA-213470 Dirt · Power at road	8.0	Feb 29, 2024	$21,300	2,646	2,313	6.0 mi	62
LA-786062 Gravel · Off grid	52.5	Oct 24, 2024	$83,300	1,587	1,753	2.8 mi	62
LA-305553 Gravel · Full utilities	36.3	Jul 31, 2024	$109,800	3,025	2,191	11.0 mi	58

Show adjustment detail for the top comp

Tract size (16.39 ac → 17.43 ac)-0.7%
Access (Paved → Dirt)-27.1%

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