Cimarron County, OK · Sold

OK-543695

3206 County Road 21

$32,300

$2,777/ac · 11.63 ac

Offer report Market this tract

Acreage11.63 ac

Price per acre$2,777/ac

ZoningUnzoned

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedJan 7, 2025

Coordinates36.7283, -102.6071

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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

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands3.1% of tract

Little to no mapped wetland coverage.

Average slope25.2%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

512 ft of deeded road frontage.

Power13,060 ft away

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

Buildable area6.76 of 11.63 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$33,011

$27,774 – $38,249 · $2,838/ac on 11.63 ac

Asking vs estimate

-2.2%

In line with 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 $32,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$18,864

$1,622/ac · +30.0% target margin

You need $13,436 off asking to hit this margin.

All-in cost$20,467

Net resale$30,370

Projected profit$9,903

ROI+48.4%

Annualized+69.2%

Break-even resale$1,913/ac

Profit if resale lands off target

-20%

$3,829

-10%

$6,866

$9,903

+10%

$12,940

+20%

$15,977

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-844138 Gravel · Off grid	16.0	Jul 27, 2026	$48,600	3,031	3,137	1.7 mi	87
OK-453114 Gravel · Off grid	7.6	May 28, 2026	$20,100	2,631	2,571	4.3 mi	82
OK-323952 Dirt · Power at road	14.0	Jul 27, 2026	$47,700	3,405	3,433	7.2 mi	82
OK-303586 Paved · Power at road	10.8	Jul 27, 2026	$31,000	2,884	2,068	14.7 mi	79
OK-694312 Gravel · Off grid	18.2	Sep 23, 2025	$45,600	2,509	2,728	8.7 mi	74
OK-144947 Paved · Off grid	28.8	Sep 10, 2025	$81,700	2,836	2,789	8.5 mi	65
OK-374289 Landlocked · Full utilities	17.9	Feb 9, 2025	$54,200	3,029	3,452	11.6 mi	64
OK-152716 Paved · Off grid	5.7	Jan 4, 2025	$16,800	2,934	2,528	8.9 mi	64

Show adjustment detail for the top comp

Tract size (16.03 ac → 11.63 ac)+3.3%

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