Texas County, OK · Sold

OK-879817

2735 County Road 117

$1,172,000

$1,195/ac · 981 ac

Offer report Market this tract

Acreage981 ac

Price per acre$1,195/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedJul 29, 2025

Coordinates36.7906, -101.5238

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

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

View Texas market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands38.3% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.8%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessDeeded frontage

5,965 ft of deeded road frontage.

Power13,592 ft away

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

Buildable area574.98 of 980.94 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,086,530

$828,943 – $1,344,116 · $1,108/ac on 981 ac

Asking vs estimate

+7.9%

Priced above the comp set

Weighted from 6 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 $1,172,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$620,874

$633/ac · +30.0% target margin

You need $551,126 off asking to hit this margin.

All-in cost$673,648

Net resale$999,607

Projected profit$325,959

ROI+48.4%

Annualized+69.2%

Break-even resale$746/ac

Profit if resale lands off target

-20%

$126,037

-10%

$225,998

$325,959

+10%

$425,920

+20%

$525,880

Comparable sales6 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-989739 Landlocked · Full utilities	927.0	Feb 17, 2025	$1,065,900	1,150	1,230	4.1 mi	80
OK-238407 Dirt · Off grid	353.2	Jul 27, 2026	$606,000	1,716	1,466	4.7 mi	73
OK-279031 Landlocked · Power at road	555.1	Apr 29, 2025	$352,300	635	702	5.6 mi	67
OK-727870 Paved · Off grid	239.4	Mar 29, 2026	$354,600	1,481	835	4.5 mi	66
OK-717671 Gravel · Full utilities	207.3	Jun 29, 2025	$492,700	2,377	1,091	2.7 mi	62
OK-317840 Gravel · Off grid	234.2	Feb 23, 2025	$432,600	1,847	1,277	7.7 mi	61

Show adjustment detail for the top comp

Tract size (927.05 ac → 980.94 ac)-1.7%
Access (Landlocked → Gravel)+47.1%
Utilities (Full utilities → Off grid)-30.3%
Market time (18 mo)+6.3%

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