Cimarron County, OK · Sold

OK-694312

6789 County Road 176

$43,400

$2,387/ac · 18.18 ac

Offer report Market this tract

Acreage18.18 ac

Price per acre$2,387/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedAug 11, 2024

Coordinates36.7071, -102.4529

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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

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

View Cimarron market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands11.6% of tract

Little to no mapped wetland coverage.

Average slope10.7%

Rolling to steep in places; pad prep likely.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

640 ft of deeded road frontage.

Power10,050 ft away

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

Buildable area15.27 of 18.18 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$49,231

$41,339 – $57,124 · $2,708/ac on 18.18 ac

Asking vs estimate

-11.8%

Priced below the comp set

Weighted from 9 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 $43,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$28,132

$1,547/ac · +30.0% target margin

You need $15,268 off asking to hit this margin.

All-in cost$30,523

Net resale$45,293

Projected profit$14,770

ROI+48.4%

Annualized+69.3%

Break-even resale$1,825/ac

Profit if resale lands off target

-20%

$5,711

-10%

$10,240

$14,770

+10%

$19,299

+20%

$23,828

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-844138 Gravel · Off grid	16.0	Jul 27, 2026	$48,600	3,031	2,994	8.2 mi	86
OK-374289 Landlocked · Full utilities	17.9	Feb 9, 2025	$54,200	3,029	3,295	5.0 mi	81
OK-323952 Dirt · Power at road	14.0	Jul 27, 2026	$47,700	3,405	3,276	9.9 mi	78
OK-453114 Gravel · Off grid	7.6	May 28, 2026	$20,100	2,631	2,453	8.0 mi	78
OK-303586 Paved · Power at road	10.8	Jul 27, 2026	$31,000	2,884	1,974	10.5 mi	74
OK-543695 Gravel · Off grid	11.6	Mar 2, 2025	$32,100	2,763	2,798	8.7 mi	70
OK-144947 Paved · Off grid	28.8	Sep 10, 2025	$81,700	2,836	2,662	10.4 mi	69
OK-152716 Paved · Off grid	5.7	Jan 4, 2025	$16,800	2,934	2,413	0.5 mi	64
OK-895906 Paved · Off grid	57.7	Aug 14, 2024	$115,800	2,006	2,233	10.2 mi	56

Show adjustment detail for the top comp

Tract size (16.03 ac → 18.18 ac)-1.5%

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