OK-238407
6456 County Road 294
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.
Texas County, Oklahoma. Cross Timbers hunting tracts and cattle ground; mineral rights often severed.
View Texas 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.
3,756 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $387,396 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OK-727870 Paved · Off grid | 239.4 | Mar 29, 2026 | $354,600 | 1,481 | 980 | 8.8 mi | 81 |
| OK-879817 Gravel · Off grid | 980.9 | Jul 27, 2026 | $1,237,600 | 1,262 | 1,483 | 4.7 mi | 73 |
| OK-717671 Gravel · Full utilities | 207.3 | Jun 29, 2025 | $492,700 | 2,377 | 1,280 | 7.1 mi | 72 |
| OK-279031 Landlocked · Power at road | 555.1 | Apr 29, 2025 | $352,300 | 635 | 824 | 5.9 mi | 68 |
| OK-317840 Gravel · Off grid | 234.2 | Feb 23, 2025 | $432,600 | 1,847 | 1,497 | 12.2 mi | 66 |
| OK-989739 Landlocked · Full utilities | 927.0 | Feb 17, 2025 | $1,065,900 | 1,150 | 1,443 | 8.4 mi | 60 |
Show adjustment detail for the top comp
- Tract size (239.38 ac → 353.22 ac)-10.7%
- Access (Paved → Dirt)-27.1%
- Market time (5 mo)+1.6%
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.