Woodward County, OK · Sold

OK-106833

6251 County Road 204

$224,800

$1,990/ac · 113 ac

Offer report Market this tract

Acreage113 ac

Price per acre$1,990/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedDec 30, 2023

Coordinates36.4799, -99.3658

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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

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

View Woodward market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands27.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.1%

Gentle grade, straightforward to develop.

Flood zoneA

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

Legal accessDeeded frontage

1,517 ft of deeded road frontage.

Power201 ft away

Power at or near the road.

Buildable area78.22 of 112.94 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$285,429

$228,111 – $342,746 · $2,527/ac on 113 ac

Asking vs estimate

-21.2%

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 $224,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$163,102

$1,444/ac · +30.0% target margin

You need $61,698 off asking to hit this margin.

All-in cost$176,966

Net resale$262,594

Projected profit$85,629

ROI+48.4%

Annualized+69.3%

Break-even resale$1,703/ac

Profit if resale lands off target

-20%

$33,110

-10%

$59,369

$85,629

+10%

$111,888

+20%

$138,148

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OK-266320 Dirt · Off grid	77.9	Jul 27, 2026	$213,600	2,743	2,956	2.1 mi	84
OK-626162 Dirt · Full utilities	69.5	Jul 27, 2026	$177,000	2,549	1,864	7.2 mi	83
OK-606658 Gravel · Full utilities	99.5	Oct 11, 2025	$341,200	3,429	2,425	1.4 mi	79
OK-807173 Landlocked · Power at road	144.5	May 9, 2026	$280,600	1,942	2,648	9.3 mi	79
OK-417388 Dirt · Off grid	168.8	Dec 24, 2025	$282,600	1,674	2,248	12.1 mi	72
OK-138301 Dirt · Power at road	327.1	Jan 13, 2026	$588,000	1,797	2,469	11.8 mi	71
OK-477368 Paved · Off grid	166.4	Dec 28, 2025	$450,500	2,707	2,638	9.4 mi	71
OK-517091 Dirt · Off grid	136.2	Jul 16, 2024	$353,700	2,598	3,488	10.3 mi	70
OK-188315 Gravel · Off grid	330.4	Jul 11, 2025	$370,300	1,121	1,595	6.1 mi	61
OK-565268 Dirt · Off grid	36.4	Feb 12, 2025	$109,000	2,999	2,935	7.4 mi	61

Show adjustment detail for the top comp

Tract size (77.88 ac → 112.94 ac)-8.6%
Utilities (Off grid → Power at road)+17.6%

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.

Build the listing kit Post a deal or JV