Custer County, OK · Sold

OK-875531

2283 County Road 93

$191,600

$4,357/ac · 43.98 ac

Offer report Market this tract

Acreage43.98 ac

Price per acre$4,357/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedJun 29, 2025

Coordinates35.6527, -99.0133

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

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

View Custer market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands11.1% of tract

Little to no mapped wetland coverage.

Average slope2.9%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,040 ft of deeded road frontage.

Power13,956 ft away

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

Buildable area37.14 of 43.98 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$120,873

$87,028 – $154,717 · $2,748/ac on 43.98 ac

Asking vs estimate

+58.5%

Priced above 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 $191,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$69,070

$1,570/ac · +30.0% target margin

You need $122,530 off asking to hit this margin.

All-in cost$74,941

Net resale$111,203

Projected profit$36,262

ROI+48.4%

Annualized+69.3%

Break-even resale$1,852/ac

Profit if resale lands off target

-20%

$14,021

-10%

$25,142

$36,262

+10%

$47,382

+20%

$58,503

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-115341 Dirt · Power at road	38.3	May 25, 2026	$73,600	1,921	1,607	2.0 mi	86
OK-575362 Landlocked · Off grid	38.9	Mar 11, 2025	$121,200	3,116	4,084	2.5 mi	77
OK-936454 Gravel · Off grid	85.8	Jul 27, 2026	$235,100	2,740	2,725	4.3 mi	77
OK-156162 Gravel · Power at road	69.5	May 29, 2025	$244,600	3,521	2,974	5.5 mi	73
OK-673805 Landlocked · Off grid	12.6	Jul 27, 2026	$29,200	2,317	2,461	5.5 mi	70
OK-726930 Gravel · Power at road	121.2	Mar 17, 2026	$431,500	3,562	3,329	2.5 mi	69
OK-907078 Paved · Off grid	134.9	Jun 6, 2024	$272,400	2,020	2,078	5.0 mi	59

Show adjustment detail for the top comp

Tract size (38.32 ac → 43.98 ac)-2.5%
Utilities (Power at road → Off grid)-15.0%
Market time (3 mo)+0.9%

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