Roger Mills County, OK · Sold

OK-178110

7802 County Road 161

$314,200

$1,103/ac · 285 ac

Offer report Market this tract

Acreage285 ac

Price per acre$1,103/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedOct 9, 2023

Coordinates35.7798, -99.7736

Loading terrain…

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

Wetlands4.8% of tract

Little to no mapped wetland coverage.

Average slope16.8%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,540 ft of deeded road frontage.

Power2,182 ft away

Service extension needed; get a utility quote.

Buildable area216.93 of 284.84 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$470,708

$374,709 – $566,707 · $1,653/ac on 285 ac

Asking vs estimate

-33.2%

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 $314,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$268,976

$944/ac · +30.0% target margin

You need $45,224 off asking to hit this margin.

All-in cost$291,839

Net resale$433,051

Projected profit$141,212

ROI+48.4%

Annualized+69.2%

Break-even resale$1,114/ac

Profit if resale lands off target

-20%

$54,602

-10%

$97,907

$141,212

+10%

$184,517

+20%

$227,822

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	1,590	8.2 mi	79
OK-886715 Gravel · Power at road	103.7	Jun 12, 2026	$249,500	2,407	1,567	3.4 mi	73
OK-266788 Dirt · Off grid	109.3	Aug 9, 2025	$146,000	1,336	1,248	1.0 mi	73
OK-218859 Dirt · Off grid	490.1	Apr 13, 2026	$548,000	1,118	1,549	10.6 mi	72
OK-787219 Dirt · Power at road	149.4	Jul 4, 2026	$205,600	1,376	1,142	8.6 mi	72
OK-567976 Dirt · Power at road	258.5	Jan 9, 2025	$495,600	1,917	1,967	10.5 mi	70
OK-677380 Landlocked · Off grid	167.8	Sep 25, 2024	$260,200	1,550	2,120	4.7 mi	67
OK-346597 Dirt · Off grid	95.2	Feb 13, 2026	$185,200	1,946	1,720	6.7 mi	67
OK-478893 Gravel · Off grid	502.3	Nov 20, 2023	$561,500	1,118	1,475	5.4 mi	67
OK-729352 Dirt · Power at road	700.4	Oct 16, 2025	$1,180,700	1,686	2,257	6.5 mi	65

Show adjustment detail for the top comp

Tract size (141.48 ac → 284.84 ac)-17.7%
Access (Dirt → Gravel)+16.3%

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