OK-187011
6476 County Road 196
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.
Pushmataha County, Oklahoma. Cross Timbers hunting tracts and cattle ground; mineral rights often severed.
View Pushmataha market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $65,970 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OK-757820 Paved · Power at road | 230.9 | Jul 27, 2026 | $392,300 | 1,699 | 1,151 | 3.3 mi | 84 |
| OK-346853 Gravel · Power at road | 114.6 | Jul 27, 2026 | $337,400 | 2,944 | 1,948 | 8.9 mi | 83 |
| OK-358444 Paved · Power at road | 362.8 | Jul 2, 2026 | $785,600 | 2,165 | 1,677 | 5.9 mi | 76 |
| OK-717828 Gravel · Power at road | 232.2 | Sep 2, 2025 | $544,900 | 2,346 | 1,949 | 7.6 mi | 70 |
| OK-498597 Dirt · Off grid | 405.3 | Jul 18, 2025 | $377,800 | 932 | 1,252 | 5.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (230.87 ac → 128.48 ac)+17.3%
- Access (Paved → Landlocked)-42.4%
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.