Vernon County, LA · Sold

LA-867065

2094 County Road 49

$137,000

$1,262/ac · 109 ac

Offer report Market this tract

Acreage109 ac

Price per acre$1,262/ac

ZoningUnzoned

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedNov 29, 2025

Coordinates31.0463, -93.1648

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands18.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope4.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

2,139 ft of deeded road frontage.

Power3,694 ft away

Service extension needed; get a utility quote.

Buildable area83.95 of 108.56 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$180,467

$145,564 – $215,370 · $1,662/ac on 109 ac

Asking vs estimate

-24.1%

Priced below 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 $137,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$103,124

$950/ac · +30.0% target margin

You need $33,876 off asking to hit this margin.

All-in cost$111,890

Net resale$166,030

Projected profit$54,140

ROI+48.4%

Annualized+69.3%

Break-even resale$1,120/ac

Profit if resale lands off target

-20%

$20,934

-10%

$37,537

$54,140

+10%

$70,743

+20%

$87,346

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
LA-136883 Landlocked · Power at road	95.2	Jul 27, 2026	$162,200	1,705	2,067	4.6 mi	84
LA-126893 Landlocked · Off grid	95.8	Aug 22, 2025	$104,600	1,092	1,621	7.2 mi	77
LA-348485 Gravel · Full utilities	303.7	Jul 27, 2026	$385,500	1,269	1,174	7.2 mi	77
LA-867237 Gravel · Off grid	123.0	Apr 23, 2024	$138,300	1,124	1,273	6.9 mi	74
LA-418443 Dirt · Off grid	294.6	May 24, 2026	$358,600	1,217	1,877	1.1 mi	74
LA-256448 Dirt · Off grid	69.4	Oct 1, 2025	$83,400	1,202	1,303	8.6 mi	71
LA-145506 Gravel · Full utilities	35.1	Sep 15, 2025	$106,200	3,027	1,720	3.8 mi	71
LA-248410 Gravel · Off grid	287.6	Sep 11, 2025	$449,700	1,564	2,118	2.6 mi	70
LA-225848 Gravel · Power at road	45.0	Feb 27, 2025	$95,100	2,117	1,569	2.3 mi	67
LA-168299 Dirt · Power at road	265.4	Aug 26, 2024	$371,200	1,399	1,907	2.2 mi	62

Show adjustment detail for the top comp

Tract size (95.15 ac → 108.56 ac)-3.2%
Access (Landlocked → Gravel)+47.1%
Utilities (Power at road → Off grid)-15.0%

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