OK-265040
3556 County Road 46
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.
Beckham County, Oklahoma. Cross Timbers hunting tracts and cattle ground; mineral rights often severed.
View Beckham market data →Step 1 · Is this a deal?
4 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.
1,252 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $58,949 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OK-535335 Dirt · Power at road | 38.1 | Jul 27, 2026 | $144,700 | 3,792 | 3,350 | 1.1 mi | 88 |
| OK-324561 Dirt · Power at road | 21.8 | Jul 27, 2026 | $78,300 | 3,597 | 2,910 | 6.9 mi | 86 |
| OK-295714 Gravel · Off grid | 50.2 | Dec 12, 2025 | $118,900 | 2,369 | 2,289 | 3.0 mi | 80 |
| OK-824117 Dirt · Power at road | 15.8 | Jul 27, 2026 | $62,900 | 3,985 | 3,100 | 4.0 mi | 79 |
| OK-204578 Dirt · Power at road | 22.1 | Jun 26, 2026 | $91,000 | 4,127 | 3,357 | 9.9 mi | 79 |
| OK-536286 Dirt · Power at road | 76.0 | Jul 27, 2026 | $300,600 | 3,955 | 4,025 | 9.9 mi | 76 |
| OK-124935 Landlocked · Full utilities | 28.6 | May 16, 2025 | $70,300 | 2,461 | 2,255 | 4.4 mi | 76 |
| OK-455165 Landlocked · Full utilities | 33.7 | Jan 11, 2024 | $130,200 | 3,861 | 3,830 | 5.0 mi | 75 |
| OK-606440 Paved · Full utilities | 85.0 | May 24, 2026 | $481,600 | 5,668 | 3,563 | 10.3 mi | 71 |
| OK-373853 Gravel · Full utilities | 13.0 | Jun 2, 2026 | $82,700 | 6,344 | 3,432 | 7.8 mi | 69 |
Show adjustment detail for the top comp
- Tract size (38.15 ac → 30.81 ac)+3.7%
- 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.