Oldham County, TX · Sold

TX-176601

5269 County Road 186

$692,200

$7,734/ac · 89.50 ac

Offer report Market this tract

Acreage89.50 ac

Price per acre$7,734/ac

ZoningUnzoned

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedAug 9, 2025

Coordinates35.3960, -102.5086

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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

Oldham County, Texas. The deepest land market in the country; hill country premium, west Texas value.

View Oldham market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands15.4% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,066 ft of deeded road frontage.

Power51 ft away

Power at or near the road.

Buildable area71.93 of 89.50 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$626,562

$513,945 – $739,179 · $7,001/ac on 89.50 ac

Asking vs estimate

+10.5%

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 $692,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$358,035

$4,000/ac · +30.0% target margin

You need $334,165 off asking to hit this margin.

All-in cost$388,468

Net resale$576,437

Projected profit$187,969

ROI+48.4%

Annualized+69.2%

Break-even resale$4,718/ac

Profit if resale lands off target

-20%

$72,681

-10%

$130,325

$187,969

+10%

$245,613

+20%

$303,256

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
TX-536683 Gravel · Power at road	95.0	Jul 27, 2026	$755,500	7,955	8,087	10.0 mi	87
TX-186242 Gravel · Off grid	69.0	Jul 27, 2026	$444,000	6,434	7,143	4.4 mi	85
TX-886146 Paved · Full utilities	64.4	Aug 22, 2025	$593,100	9,214	6,179	1.1 mi	80
TX-726977 Gravel · Off grid	117.5	Jul 4, 2025	$397,400	3,382	4,456	2.0 mi	78
TX-477635 Gravel · Power at road	189.3	Feb 10, 2026	$995,800	5,261	6,526	11.6 mi	75
TX-986922 Dirt · Power at road	112.9	Aug 7, 2024	$768,900	6,809	9,097	6.4 mi	71
TX-658194 Paved · Power at road	283.8	Jul 27, 2026	$1,708,500	6,020	6,964	10.9 mi	68
TX-117243 Dirt · Full utilities	142.5	Mar 8, 2025	$963,700	6,763	7,687	5.5 mi	68
TX-558156 Dirt · Power at road	276.1	Jun 12, 2024	$963,700	3,491	5,985	0.5 mi	67
TX-395198 Paved · Power at road	32.4	Oct 10, 2024	$354,900	10,958	8,128	4.1 mi	62

Show adjustment detail for the top comp

Tract size (94.98 ac → 89.5 ac)+1.4%

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