St. Landry County, LA · Sold

LA-948088

6088 County Road 172

$553,300

$2,429/ac · 228 ac

Offer report Market this tract

Acreage228 ac

Price per acre$2,429/ac

ZoningAgricultural

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedFeb 23, 2025

Coordinates30.5980, -92.0417

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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

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

View St. Landry market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands0.9% of tract

Little to no mapped wetland coverage.

Average slope28.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,926 ft of deeded road frontage.

Power212 ft away

Power at or near the road.

Buildable area135.43 of 227.77 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$421,072

$326,995 – $515,149 · $1,849/ac on 228 ac

Asking vs estimate

+31.4%

Priced above 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 $553,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$240,613

$1,056/ac · +30.0% target margin

You need $312,687 off asking to hit this margin.

All-in cost$261,065

Net resale$387,387

Projected profit$126,322

ROI+48.4%

Annualized+69.2%

Break-even resale$1,246/ac

Profit if resale lands off target

-20%

$48,844

-10%

$87,583

$126,322

+10%

$165,060

+20%

$203,799

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-258088 Landlocked · Power at road	227.8	Jul 27, 2026	$283,200	1,243	1,576	8.5 mi	90
LA-488955 Dirt · Power at road	426.9	Jul 7, 2026	$617,300	1,446	1,745	3.4 mi	85
LA-739064 Landlocked · Power at road	461.9	Jul 7, 2026	$539,100	1,167	1,823	2.1 mi	82
LA-567900 Landlocked · Off grid	198.8	Nov 25, 2025	$184,600	929	1,370	6.3 mi	82
LA-869714 Gravel · Power at road	739.7	Jul 27, 2026	$1,085,900	1,468	1,796	5.2 mi	76
LA-506407 Dirt · Power at road	67.4	Jul 27, 2026	$163,300	2,424	1,779	3.6 mi	75
LA-488466 Dirt · Full utilities	299.5	Oct 1, 2024	$708,100	2,364	2,261	11.5 mi	68
LA-669772 Gravel · Full utilities	771.5	Jul 27, 2026	$1,621,900	2,102	2,135	8.7 mi	67
LA-909490 Gravel · Off grid	628.9	May 5, 2025	$1,275,400	2,028	2,920	6.0 mi	61
LA-159452 Gravel · Full utilities	611.8	Oct 30, 2024	$831,600	1,359	1,380	3.2 mi	61

Show adjustment detail for the top comp

Access (Landlocked → Dirt)+26.5%

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