St. Martin County, LA · Sold

LA-957835

6346 County Road 254

$597,800

$3,152/ac · 190 ac

Offer report Market this tract

Acreage190 ac

Price per acre$3,152/ac

ZoningResidential

Road accessLandlocked

UtilitiesPower at road

TopographyWooded

ListedApr 17, 2025

Coordinates30.0806, -91.6645

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

View St. Martin market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands13.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope8.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power73 ft away

Power at or near the road.

Buildable area156.37 of 189.63 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$456,940

$367,334 – $546,546 · $2,410/ac on 190 ac

Asking vs estimate

+30.8%

Priced above the comp set

Weighted from 7 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 $597,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$261,108

$1,377/ac · +30.0% target margin

You need $336,692 off asking to hit this margin.

All-in cost$283,302

Net resale$420,385

Projected profit$137,082

ROI+48.4%

Annualized+69.3%

Break-even resale$1,624/ac

Profit if resale lands off target

-20%

$53,005

-10%

$95,044

$137,082

+10%

$179,121

+20%

$221,159

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-437979 Landlocked · Off grid	210.5	Jul 27, 2026	$531,700	2,526	3,066	2.9 mi	88
LA-577327 Dirt · Power at road	131.2	Jul 27, 2026	$398,800	3,039	2,181	3.2 mi	82
LA-167671 Dirt · Power at road	168.4	Feb 3, 2026	$569,300	3,381	2,645	7.8 mi	80
LA-288615 Landlocked · Power at road	333.7	Apr 21, 2026	$585,900	1,756	2,091	7.1 mi	77
LA-707436 Gravel · Full utilities	142.0	Sep 20, 2025	$496,900	3,498	1,872	5.1 mi	74
LA-699378 Dirt · Power at road	579.9	Dec 10, 2024	$1,491,400	2,572	3,019	2.4 mi	63
LA-486646 Paved · Power at road	80.1	Jan 31, 2024	$292,000	3,643	1,863	9.4 mi	58

Show adjustment detail for the top comp

Tract size (210.48 ac → 189.63 ac)+2.9%
Utilities (Off grid → Power at road)+17.6%

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