Woods County, OK · Sold

OK-864978

1517 County Road 176

$100,800

$3,422/ac · 29.46 ac

Offer report Market this tract

Acreage29.46 ac

Price per acre$3,422/ac

ZoningRecreational

Road accessDirt

UtilitiesFull utilities

TopographyMixed

ListedJan 17, 2026

Coordinates36.6696, -98.8413

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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

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

View Woods market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands15.4% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

562 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area23.68 of 29.46 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$101,625

$82,566 – $120,685 · $3,450/ac on 29.46 ac

Asking vs estimate

-0.8%

In line with 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 $100,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$58,072

$1,971/ac · +30.0% target margin

You need $42,728 off asking to hit this margin.

All-in cost$63,008

Net resale$93,495

Projected profit$30,487

ROI+48.4%

Annualized+69.2%

Break-even resale$2,325/ac

Profit if resale lands off target

-20%

$11,788

-10%

$21,138

$30,487

+10%

$39,837

+20%

$49,186

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-374756 Paved · Full utilities	25.1	Jul 27, 2026	$137,700	5,491	3,914	10.8 mi	82
OK-445803 Paved · Power at road	53.5	Feb 19, 2026	$182,400	3,405	3,445	1.0 mi	80
OK-284202 Landlocked · Power at road	16.8	Jul 27, 2026	$49,500	2,945	4,218	1.9 mi	78
OK-804406 Dirt · Power at road	19.5	Feb 18, 2025	$69,000	3,543	4,330	9.5 mi	74
OK-836549 Dirt · Full utilities	91.9	Jul 27, 2026	$208,500	2,268	2,860	6.8 mi	73
OK-254780 Paved · Off grid	25.5	Jun 24, 2025	$63,900	2,505	2,686	9.6 mi	72
OK-934141 Landlocked · Off grid	16.1	Nov 17, 2024	$33,500	2,087	3,747	5.3 mi	69
OK-136408 Dirt · Full utilities	83.0	Nov 3, 2025	$147,200	1,773	2,249	6.7 mi	68
OK-295599 Dirt · Off grid	46.2	Feb 2, 2025	$87,400	1,892	3,129	9.5 mi	68
OK-503304 Gravel · Full utilities	8.8	Jan 21, 2026	$42,600	4,863	3,733	8.3 mi	64

Show adjustment detail for the top comp

Tract size (25.08 ac → 29.46 ac)-2.4%
Access (Paved → Dirt)-27.1%

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