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    The Largest CRE Database in the US with Over 1 Million Listings

    25096 County Road 170 Perry, OK 73077

    Sponsored
    For Sale
    $2,550,200

    Farm/Estate, Other - Perry, OK

    Type:Farm
    Property size:
    1,838 SF
    Lot size:
    479.00 Acres
    Days on Market:
    241
    Last Refresh:
    Jan 25 at 12:06 am

    Property Features for 25096 County Road 170

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Dining Room, Living Room
    Bedrooms
    4
    Bathrooms
    3
    Parking features
    Garage
    Fireplace
    1
    Appliances
    Dishwasher, Refrigerator, Washer
    Size
    1,838 SF
    Lot size
    479.00 Acres

    Utilities

    Heating system
    Fireplace(s)
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    2009
    Year renovated
    2009
    Floors in Building
    1
    Flooring type
    Carpet, Vinyl
    Building materials
    Vinyl Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Luke Roberts

    Arrowhead Land Company 833-USE-AHLC

    Listing agent Luke Roberts (833) 873-2452

    Listing date May 30, 2025

    MLS# 11505169 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Premier Multi-Use Land in Oklahoma

    This property, known as Gunsmoke Ranch, encompasses acres of multi-use land located in Noble County, Oklahoma. It includes a manufactured home built in 2009, featuring four bedrooms and two and a half bathrooms. The home overlooks an approximately 8-acre pond, noted for largemouth bass fishing and waterfowl hunting. The ranch incorporates approximately 160 acres of tillable ground suitable for crops, pastureland with native grasses for livestock grazing, and mature timber that provides habitat for whitetail deer, turkey, and other game. A large shop building is present for equipment storage. Multiple ponds and well-maintained fencing are included. The property offers opportunities for income, recreation, and rural living. It is accessible to Stillwater and Oklahoma City.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Perry
    County
    Noble
    State
    Oklahoma
    Longitude
    -97.1733
    Latitude
    36.243

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    FAQs

    What type of property is this?
    Farm - Turnkey ranch featuring tillable ground, pastureland, and mature timber.
    Where is this farm located?
    The property is located at 25096 County Road 170 Perry, OK.
    What is the asking price?
    The asking price for this property is $2,550,200.
    What are key features of this property?
    This property features: - 8± acre pond stocked with trophy largemouth bass and excellent waterfowl hunting.; - Approximately 160± acres of fertile tillable ground suitable for crops.; - Spacious 4-bedroom, 2.5-bath manufactured home built in 2009.
    (918) 399-2569
    Request Owner's contact information
    25096 County Road 170 Perry, OK 73077
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    Perry, OK 73077
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    25096 County Road 170 Perry, OK 73077
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    We can help!
    Listing Contact
    Luke Roberts
    (918) 399-2569
    Learn more
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