Caddo County, OK · Sold

OK-961245

3256 County Road 59

$4,800

$2,437/ac · 1.97 ac

Offer report Market this tract

Acreage1.97 ac

Price per acre$2,437/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedMay 2, 2025

Coordinates35.1144, -98.2650

Loading terrain…

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

Caddo County, Oklahoma. Cross Timbers hunting tracts and cattle ground; mineral rights often severed.

View Caddo market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands13.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

204 ft of deeded road frontage.

Power6,676 ft away

A long utility run — price in solar/off-grid instead.

Buildable area1.61 of 1.97 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$6,221

$4,479 – $7,963 · $3,158/ac on 1.97 ac

Asking vs estimate

-22.8%

Priced below the comp set

Weighted from 8 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 $4,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$3,555

$1,805/ac · +30.0% target margin

You need $1,245 off asking to hit this margin.

All-in cost$3,857

Net resale$5,724

Projected profit$1,866

ROI+48.4%

Annualized+69.3%

Break-even resale$2,128/ac

Profit if resale lands off target

-20%

$722

-10%

$1,294

$1,866

+10%

$2,439

+20%

$3,011

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-411344 Gravel · Off grid	2.1	Sep 22, 2025	$4,100	1,918	1,993	8.1 mi	86
OK-361331 Paved · Power at road	2.1	Jul 27, 2026	$9,500	4,520	3,268	8.7 mi	82
OK-911320 Dirt · Off grid	2.1	Jul 23, 2025	$8,900	4,290	5,217	2.3 mi	81
OK-952182 Gravel · Off grid	3.9	May 20, 2026	$10,600	2,720	2,799	7.7 mi	76
OK-701474 Paved · Power at road	2.3	Dec 1, 2024	$6,200	2,671	2,069	8.6 mi	74
OK-422007 Gravel · Full utilities	3.4	Oct 1, 2025	$20,600	6,027	4,415	11.5 mi	69
OK-922712 Paved · Power at road	5.7	Jul 27, 2026	$21,700	3,803	2,844	9.2 mi	68
OK-332837 Gravel · Full utilities	6.3	Jan 30, 2025	$21,200	3,387	2,616	4.4 mi	62

Show adjustment detail for the top comp

Market time (11 mo)+3.8%

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