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    27800 E Vly Ln Proctor, OK 74457

    Sponsored
    For Sale
    $36,000

    Acreage: 5 or less - Proctor, OK

    Lot size:
    2.38 Acres
    Days on Market:
    63
    Last Refresh:
    Feb 2 at 6:06 pm

    Property Features for 27800 E Vly Ln

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    NONE
    Lot size
    2.38 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Dawn Miller
    Dawn Miller

    Century 21 Wright Real Estate (918) 456-5288

    Listing agent Dawn Miller (918) 456-5288 License #060276

    Listing date Dec 2, 2025

    MLS# 2548291 Listing URL

    Copyright © 2026 MLS Technology, Inc. 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

    Overview

    Wooded Acreage with Spring-Fed Stream

    This is a 2.3835 acre wooded tract featuring a spring-fed stream. It is located in Illinois River Ranch, situated in the foothills of the Ozark Mountains of Eastern Oklahoma. The property is suited for camping, fishing, and float trips. A small RV park with full hookups is available for owners and their guests on a temporary basis. The development is located south and east of the Chewey Bridge, approximately midway between Tahlequah, OK, and Siloam Springs, AR. The area is populated with deer and other wildlife. Residents enjoy fishing, kayaking, canoeing, and swimming in the Illinois River. A portion of the development borders the 15,000-acre Nature Conservancy game preserve. The clubhouse on top of Hogshooter Bluff, visible from the Main Entry at the Chewey Bridge, is part of a half-mile riverfront park area for property owners and their guests. The property also features wild blackberry bushes and access to Ozark Go Fiber Optics.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Proctor
    County
    Adair
    State
    Oklahoma
    Longitude
    -94.7456
    Latitude
    35.9712

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      Illinois Riverfront Campground Opportunity

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      Riverfront Property with Income Potential

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    FAQs

    What type of property is this?
    Land - 2.38 acres with stream near Illinois River Ranch.
    Where is this land located?
    The property is located at 27800 E Vly Ln Proctor, OK.
    What is the asking price?
    The asking price for this property is $36,000.
    What are key features of this property?
    This property features: - Remote 2.38-acre wooded property with a spring-fed stream.; - Access to Illinois River Ranch amenities including camping, fishing, and float trips.; - Small RV park with full hookups for owners and guests.
    (918) 718-9805
    Request Owner's contact information
    27800 E Vly Ln Proctor, OK 74457
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    Proctor, OK 74457
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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
    27800 E Vly Ln Proctor, OK 74457
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    We can help!
    Listing Contact
    Dawn Miller
    Dawn Miller
    Real Estate License ID: 060276
    (918) 718-9805
    Learn more
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