Roger Mills County, OK · Sold

OK-266788

745 County Road 312

$155,000

$1,418/ac · 109 ac

Offer report Market this tract

Acreage109 ac

Price per acre$1,418/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedFeb 9, 2025

Coordinates35.7891, -99.7883

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands37.1% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope0.6%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,447 ft of deeded road frontage.

Power5,584 ft away

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

Buildable area65.32 of 109.32 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$188,795

$150,831 – $226,759 · $1,727/ac on 109 ac

Asking vs estimate

-17.9%

Priced below 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 $155,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$107,883

$987/ac · +30.0% target margin

You need $47,117 off asking to hit this margin.

All-in cost$117,053

Net resale$173,691

Projected profit$56,638

ROI+48.4%

Annualized+69.2%

Break-even resale$1,164/ac

Profit if resale lands off target

-20%

$21,900

-10%

$39,269

$56,638

+10%

$74,008

+20%

$91,377

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-527144 Dirt · Off grid	141.5	Jul 27, 2026	$234,500	1,657	1,775	8.9 mi	88
OK-886715 Gravel · Power at road	103.7	Jun 12, 2026	$249,500	2,407	1,749	3.9 mi	85
OK-346597 Dirt · Off grid	95.2	Feb 13, 2026	$185,200	1,946	1,920	7.7 mi	82
OK-787219 Dirt · Power at road	149.4	Jul 4, 2026	$205,600	1,376	1,275	9.2 mi	80
OK-716653 Dirt · Power at road	99.1	Dec 24, 2024	$153,500	1,549	1,373	10.8 mi	77
OK-466782 Gravel · Full utilities	108.8	May 15, 2025	$267,400	2,457	1,548	13.8 mi	72
OK-385353 Gravel · Off grid	38.7	Jul 27, 2026	$108,200	2,799	1,923	9.7 mi	70
OK-677380 Landlocked · Off grid	167.8	Sep 25, 2024	$260,200	1,550	2,367	5.4 mi	68
OK-178110 Gravel · Off grid	284.8	Mar 16, 2024	$291,600	1,024	1,259	1.0 mi	67
OK-567976 Dirt · Power at road	258.5	Jan 9, 2025	$495,600	1,917	2,195	10.8 mi	61

Show adjustment detail for the top comp

Tract size (141.48 ac → 109.32 ac)+6.9%

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