Dewey County, OK · Sold

OK-327005

8186 County Road 44

$346,500

$2,709/ac · 128 ac

Offer report Market this tract

Acreage128 ac

Price per acre$2,709/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedSep 16, 2024

Coordinates35.9236, -99.0144

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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

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

View Dewey market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands30.6% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.7%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power227 ft away

Power at or near the road.

Buildable area84.34 of 127.92 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$338,557

$265,871 – $411,244 · $2,647/ac on 128 ac

Asking vs estimate

+2.3%

In line with 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 $346,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$193,461

$1,512/ac · +30.0% target margin

You need $153,039 off asking to hit this margin.

All-in cost$209,905

Net resale$311,473

Projected profit$101,568

ROI+48.4%

Annualized+69.3%

Break-even resale$1,784/ac

Profit if resale lands off target

-20%

$39,273

-10%

$70,420

$101,568

+10%

$132,715

+20%

$163,862

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-486833 Landlocked · Power at road	112.9	Jul 27, 2026	$285,600	2,529	3,104	4.3 mi	86
OK-918454 Gravel · Off grid	365.4	Jul 27, 2026	$532,500	1,457	1,982	2.9 mi	77
OK-855910 Dirt · Off grid	57.9	Jul 27, 2026	$193,300	3,340	3,264	5.5 mi	76
OK-136147 Dirt · Off grid	68.7	Feb 23, 2026	$124,800	1,816	1,875	3.4 mi	75
OK-537936 Gravel · Off grid	251.1	Sep 2, 2025	$686,200	2,733	3,458	2.1 mi	75
OK-768352 Gravel · Full utilities	339.4	Jul 27, 2026	$1,070,500	3,154	2,925	3.1 mi	73
OK-656301 Paved · Power at road	76.8	Jul 6, 2024	$296,100	3,854	2,698	9.0 mi	69
OK-708494 Dirt · Off grid	376.2	Nov 1, 2025	$517,200	1,375	2,261	6.2 mi	66
OK-136098 Gravel · Off grid	66.3	Jan 5, 2024	$141,700	2,137	2,048	7.9 mi	60

Show adjustment detail for the top comp

Tract size (112.94 ac → 127.92 ac)-3.1%
Access (Landlocked → Dirt)+26.5%

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