Garfield County, OK · Sold

OK-268048

6878 County Road 265

$491,500

$1,805/ac · 272 ac

Offer report Market this tract

Acreage272 ac

Price per acre$1,805/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedFeb 18, 2026

Coordinates36.3376, -97.7992

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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

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

View Garfield market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands14.9% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

2,882 ft of deeded road frontage.

Power1,888 ft away

Service extension needed; get a utility quote.

Buildable area220.17 of 272.33 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$359,830

$277,198 – $442,463 · $1,321/ac on 272 ac

Asking vs estimate

+36.6%

Priced above 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 $491,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$205,617

$755/ac · +30.0% target margin

You need $285,883 off asking to hit this margin.

All-in cost$223,094

Net resale$331,044

Projected profit$107,949

ROI+48.4%

Annualized+69.3%

Break-even resale$890/ac

Profit if resale lands off target

-20%

$41,741

-10%

$74,845

$107,949

+10%

$141,054

+20%

$174,158

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-328708 Dirt · Off grid	439.3	Jul 27, 2026	$387,800	883	1,018	0.7 mi	90
OK-569399 Paved · Off grid	724.7	Jul 27, 2026	$910,700	1,257	1,230	5.5 mi	77
OK-268006 Gravel · Off grid	264.2	Oct 25, 2024	$457,200	1,731	1,587	4.9 mi	76
OK-416442 Dirt · Off grid	85.1	Jul 27, 2026	$225,600	2,652	1,951	3.6 mi	75
OK-738740 Gravel · Power at road	449.6	Mar 21, 2026	$789,000	1,755	1,512	4.5 mi	74
OK-509358 Landlocked · Power at road	703.5	Jul 27, 2026	$463,900	659	943	2.4 mi	74
OK-899464 Landlocked · Power at road	759.6	Jul 27, 2026	$722,300	951	1,393	1.4 mi	73
OK-466499 Gravel · Off grid	88.7	Jan 11, 2026	$128,900	1,454	950	2.8 mi	73
OK-826335 Dirt · Power at road	78.7	Oct 20, 2025	$160,000	2,032	1,288	7.5 mi	68
OK-516437 Paved · Off grid	84.8	Jul 3, 2024	$203,700	2,403	1,399	3.5 mi	60

Show adjustment detail for the top comp

Tract size (439.28 ac → 272.33 ac)+15.1%

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