Pittsburg County, OK · Sold

OK-557404

842 County Road 166

$345,200

$2,021/ac · 171 ac

Offer report Market this tract

Acreage171 ac

Price per acre$2,021/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedDec 8, 2024

Coordinates35.0171, -95.6525

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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

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

View Pittsburg market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands5.1% of tract

Little to no mapped wetland coverage.

Average slope10.7%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,207 ft of deeded road frontage.

Power13,172 ft away

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

Buildable area153.98 of 170.80 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$275,953

$202,698 – $349,209 · $1,616/ac on 171 ac

Asking vs estimate

+25.1%

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 $345,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$157,688

$923/ac · +30.0% target margin

You need $187,512 off asking to hit this margin.

All-in cost$171,091

Net resale$253,877

Projected profit$82,786

ROI+48.4%

Annualized+69.2%

Break-even resale$1,089/ac

Profit if resale lands off target

-20%

$32,010

-10%

$57,398

$82,786

+10%

$108,173

+20%

$133,561

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-117653 Dirt · Off grid	204.6	Jul 27, 2026	$265,000	1,295	1,365	6.2 mi	87
OK-327502 Dirt · Power at road	183.4	Jun 21, 2026	$341,700	1,864	1,625	13.3 mi	82
OK-465756 Dirt · Off grid	51.8	Jul 27, 2026	$96,100	1,856	1,395	6.2 mi	78
OK-888124 Dirt · Power at road	287.7	Dec 8, 2025	$333,100	1,158	1,172	8.0 mi	77
OK-418117 Dirt · Full utilities	286.3	Apr 14, 2026	$677,400	2,366	1,934	14.4 mi	72
OK-106357 Dirt · Power at road	80.0	Nov 2, 2025	$285,600	3,570	2,585	6.7 mi	69
OK-268984 Landlocked · Power at road	536.5	Mar 16, 2026	$432,700	807	1,229	15.4 mi	66
OK-186232 Paved · Power at road	73.1	Nov 1, 2025	$237,000	3,243	1,677	6.9 mi	65
OK-435812 Dirt · Power at road	53.9	Mar 13, 2024	$160,200	2,972	2,106	11.5 mi	55
OK-838845 Gravel · Full utilities	485.1	Jan 3, 2025	$668,000	1,377	1,191	13.6 mi	55

Show adjustment detail for the top comp

Tract size (204.56 ac → 170.8 ac)+5.1%

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