Roger Mills County, OK · Sold

OK-218859

3922 County Road 24

$647,700

$1,322/ac · 490 ac

Offer report Market this tract

Acreage490 ac

Price per acre$1,322/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedJun 4, 2025

Coordinates35.6787, -99.6323

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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

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

View Roger Mills market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands11.0% of tract

Little to no mapped wetland coverage.

Average slope0.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

2,045 ft of deeded road frontage.

Power6,494 ft away

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

Buildable area414.34 of 490.05 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$595,154

$452,515 – $737,792 · $1,214/ac on 490 ac

Asking vs estimate

+8.8%

Priced above the comp set

Weighted from 8 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 $647,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$340,088

$694/ac · +30.0% target margin

You need $307,612 off asking to hit this margin.

All-in cost$368,995

Net resale$547,541

Projected profit$178,546

ROI+48.4%

Annualized+69.2%

Break-even resale$818/ac

Profit if resale lands off target

-20%

$69,038

-10%

$123,792

$178,546

+10%

$233,300

+20%

$288,054

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-729352 Dirt · Power at road	700.4	Oct 16, 2025	$1,180,700	1,686	1,653	8.4 mi	79
OK-527144 Dirt · Off grid	141.5	Jul 27, 2026	$234,500	1,657	1,165	8.0 mi	71
OK-659993 Landlocked · Off grid	1114.3	Dec 3, 2025	$760,500	682	1,144	9.3 mi	71
OK-478893 Gravel · Off grid	502.3	Nov 20, 2023	$561,500	1,118	1,080	10.1 mi	70
OK-787219 Dirt · Power at road	149.4	Jul 4, 2026	$205,600	1,376	836	8.6 mi	70
OK-567976 Dirt · Power at road	258.5	Jan 9, 2025	$495,600	1,917	1,440	12.1 mi	63
OK-178110 Gravel · Off grid	284.8	Mar 16, 2024	$291,600	1,024	826	10.6 mi	62
OK-677380 Landlocked · Off grid	167.8	Sep 25, 2024	$260,200	1,550	1,553	8.9 mi	58

Show adjustment detail for the top comp

Tract size (700.4 ac → 490.05 ac)+11.5%
Utilities (Power at road → Off grid)-15.0%
Market time (10 mo)+3.5%

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