Vernon County, LA · Sold

LA-429904

6592 County Road 288

$421,700

$497/ac · 849 ac

Offer report Market this tract

Acreage849 ac

Price per acre$497/ac

ZoningUnzoned

Road accessLandlocked

UtilitiesPower at road

TopographySloped

ListedMar 6, 2025

Coordinates31.2019, -93.2237

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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

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

View Vernon market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands4.8% of tract

Little to no mapped wetland coverage.

Average slope23.8%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power218 ft away

Power at or near the road.

Buildable area484.87 of 848.86 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$581,867

$456,298 – $707,435 · $685/ac on 849 ac

Asking vs estimate

-27.5%

Priced below 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 $421,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$332,495

$392/ac · +30.0% target margin

You need $89,205 off asking to hit this margin.

All-in cost$360,757

Net resale$535,318

Projected profit$174,560

ROI+48.4%

Annualized+69.3%

Break-even resale$462/ac

Profit if resale lands off target

-20%

$67,497

-10%

$121,029

$174,560

+10%

$228,092

+20%

$281,624

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-149840 Paved · Full utilities	810.4	Jul 27, 2026	$1,023,800	1,263	590	9.0 mi	87
LA-169936 Paved · Power at road	868.8	Aug 9, 2025	$878,900	1,012	612	9.5 mi	77
LA-348485 Gravel · Full utilities	303.7	Jul 27, 2026	$385,500	1,269	520	11.9 mi	71
LA-129424 Gravel · Full utilities	599.5	Oct 12, 2024	$638,500	1,065	575	10.4 mi	69
LA-418443 Dirt · Off grid	294.6	May 24, 2026	$358,600	1,217	831	12.2 mi	64
LA-248410 Gravel · Off grid	287.6	Sep 11, 2025	$449,700	1,564	938	11.0 mi	59
LA-168299 Dirt · Power at road	265.4	Aug 26, 2024	$371,200	1,399	845	9.7 mi	57

Show adjustment detail for the top comp

Tract size (810.41 ac → 848.86 ac)-1.4%
Access (Paved → Landlocked)-42.4%
Utilities (Full utilities → Power at road)-18.0%

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