Cimarron County, OK · Sold

OK-851520

1079 County Road 31

$5,400

$2,241/ac · 2.41 ac

Offer report Market this tract

Acreage2.41 ac

Price per acre$2,241/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedNov 17, 2023

Coordinates36.8178, -102.5603

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands10.0% of tract

Little to no mapped wetland coverage.

Average slope4.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

141 ft of deeded road frontage.

Power6,032 ft away

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

Buildable area2.06 of 2.41 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$6,121

$5,553 – $6,688 · $2,540/ac on 2.41 ac

Asking vs estimate

-11.8%

Priced below the comp set

Weighted from 7 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 $5,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$3,497

$1,451/ac · +30.0% target margin

You need $1,903 off asking to hit this margin.

All-in cost$3,794

Net resale$5,631

Projected profit$1,837

ROI+48.4%

Annualized+69.3%

Break-even resale$1,711/ac

Profit if resale lands off target

-20%

$710

-10%

$1,274

$1,837

+10%

$2,400

+20%

$2,963

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-771707 Landlocked · Full utilities	2.8	Feb 14, 2026	$6,300	2,285	2,399	3.9 mi	80
OK-453114 Gravel · Off grid	7.6	May 28, 2026	$20,100	2,631	2,785	2.6 mi	74
OK-830405 Landlocked · Power at road	1.1	Jul 7, 2026	$2,300	2,132	2,641	7.2 mi	71
OK-881035 Landlocked · Full utilities	1.7	Jun 9, 2025	$4,400	2,589	2,764	11.5 mi	67
OK-940461 Landlocked · Full utilities	1.1	Feb 26, 2026	$2,500	2,233	2,303	9.8 mi	67
OK-500269 Gravel · Off grid	1.0	Mar 14, 2025	$2,000	2,041	2,132	12.1 mi	63
OK-152716 Paved · Off grid	5.7	Jan 4, 2025	$16,800	2,934	2,739	9.5 mi	61

Show adjustment detail for the top comp

Access (Landlocked → Gravel)+47.1%
Utilities (Full utilities → Off grid)-30.3%
Market time (6 mo)+2.1%

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