Ellis County, OK · Sold

OK-536473

7959 County Road 259

$175,600

$2,018/ac · 87.01 ac

Offer report Market this tract

Acreage87.01 ac

Price per acre$2,018/ac

ZoningAgricultural

Road accessGravel

UtilitiesPower at road

TopographyMixed

ListedAug 29, 2023

Coordinates36.1319, -99.7786

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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

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

View Ellis market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands11.6% of tract

Little to no mapped wetland coverage.

Average slope7.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,796 ft of deeded road frontage.

Power197 ft away

Power at or near the road.

Buildable area73.07 of 87.01 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$214,275

$175,098 – $253,452 · $2,463/ac on 87.01 ac

Asking vs estimate

-18.0%

Priced below the comp set

Weighted from 10 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 $175,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$122,443

$1,407/ac · +30.0% target margin

You need $53,157 off asking to hit this margin.

All-in cost$132,851

Net resale$197,133

Projected profit$64,282

ROI+48.4%

Annualized+69.2%

Break-even resale$1,660/ac

Profit if resale lands off target

-20%

$24,856

-10%

$44,569

$64,282

+10%

$83,996

+20%

$103,709

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-716569 Dirt · Power at road	93.3	Jul 27, 2026	$209,000	2,241	2,655	6.4 mi	86
OK-716402 Paved · Power at road	82.7	Jul 21, 2026	$193,000	2,335	1,960	7.8 mi	85
OK-577350 Gravel · Power at road	164.3	Jul 27, 2026	$271,300	1,652	1,947	8.1 mi	83
OK-356475 Gravel · Off grid	87.1	Jan 10, 2025	$144,500	1,659	2,083	7.9 mi	81
OK-726104 Dirt · Power at road	66.6	Feb 27, 2026	$161,200	2,420	2,698	12.5 mi	79
OK-556908 Landlocked · Power at road	119.2	Jul 27, 2026	$175,600	1,473	2,347	14.4 mi	77
OK-575759 Dirt · Off grid	51.9	Aug 6, 2025	$145,300	2,801	3,565	7.8 mi	72
OK-905726 Gravel · Off grid	50.6	Nov 29, 2025	$115,900	2,289	2,462	13.0 mi	69
OK-265938 Paved · Power at road	59.1	Jan 10, 2025	$169,900	2,877	2,384	7.1 mi	69
OK-857904 Dirt · Power at road	245.3	Jul 7, 2025	$414,100	1,688	2,701	2.1 mi	66

Show adjustment detail for the top comp

Tract size (93.28 ac → 87.01 ac)+1.7%
Access (Dirt → Gravel)+16.3%

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