OK-764422
3086 County Road 177
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.
Atoka County, Oklahoma. Cross Timbers hunting tracts and cattle ground; mineral rights often severed.
View Atoka market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
549 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $59,989 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OK-413544 Dirt · Power at road | 10.4 | Jun 10, 2025 | $45,900 | 4,396 | 4,320 | 1.0 mi | 79 |
| OK-833039 Gravel · Power at road | 7.2 | Jul 27, 2026 | $39,500 | 5,467 | 4,296 | 2.5 mi | 75 |
| OK-663631 Gravel · Power at road | 11.1 | Jun 13, 2026 | $52,500 | 4,727 | 3,854 | 9.4 mi | 74 |
| OK-103051 Paved · Full utilities | 7.3 | Jul 27, 2026 | $77,200 | 10,591 | 5,784 | 5.2 mi | 71 |
| OK-485125 Gravel · Power at road | 32.8 | May 4, 2025 | $134,400 | 4,101 | 4,005 | 5.0 mi | 70 |
| OK-152865 Dirt · Full utilities | 6.4 | Jul 17, 2025 | $36,300 | 5,695 | 4,416 | 2.1 mi | 66 |
| OK-383141 Dirt · Full utilities | 7.8 | Sep 20, 2025 | $57,500 | 7,385 | 5,756 | 7.9 mi | 66 |
| OK-435826 Dirt · Off grid | 54.5 | Jan 30, 2025 | $220,800 | 4,054 | 6,018 | 2.5 mi | 66 |
Show adjustment detail for the top comp
- Tract size (10.43 ac → 19.69 ac)-6.4%
- Market time (14 mo)+5.0%
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.