Woods County, OK · Sold

OK-996744

3810 County Road 11

$233,000

$2,200/ac · 106 ac

Offer report Market this tract

Acreage106 ac

Price per acre$2,200/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedSep 11, 2023

Coordinates36.7233, -98.9574

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands8.0% of tract

Little to no mapped wetland coverage.

Average slope6.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,551 ft of deeded road frontage.

Power14,516 ft away

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

Buildable area92.55 of 105.89 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$179,526

$141,097 – $217,956 · $1,695/ac on 106 ac

Asking vs estimate

+29.8%

Priced above the comp set

Weighted from 9 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 $233,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$102,586

$969/ac · +30.0% target margin

You need $130,414 off asking to hit this margin.

All-in cost$111,306

Net resale$165,164

Projected profit$53,858

ROI+48.4%

Annualized+69.3%

Break-even resale$1,143/ac

Profit if resale lands off target

-20%

$20,825

-10%

$37,342

$53,858

+10%

$70,375

+20%

$86,891

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-836549 Dirt · Full utilities	91.9	Jul 27, 2026	$208,500	2,268	1,530	3.0 mi	87
OK-136408 Dirt · Full utilities	83.0	Nov 3, 2025	$147,200	1,773	1,203	4.3 mi	78
OK-438127 Gravel · Off grid	288.4	Jul 27, 2026	$391,800	1,359	1,538	4.0 mi	78
OK-508175 Dirt · Power at road	298.6	Dec 24, 2025	$487,300	1,632	1,890	1.7 mi	70
OK-445803 Paved · Power at road	53.5	Feb 19, 2026	$182,400	3,405	1,842	7.5 mi	69
OK-295599 Dirt · Off grid	46.2	Feb 2, 2025	$87,400	1,892	1,674	11.6 mi	68
OK-648223 Landlocked · Full utilities	309.1	May 29, 2026	$398,200	1,288	1,535	7.4 mi	67
OK-345973 Dirt · Power at road	60.6	Oct 14, 2024	$120,900	1,996	1,605	9.8 mi	65
OK-857723 Gravel · Power at road	215.2	Apr 20, 2024	$582,900	2,708	2,625	8.7 mi	64

Show adjustment detail for the top comp

Tract size (91.94 ac → 105.89 ac)-3.4%
Utilities (Full utilities → Off grid)-30.3%

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