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    2985 River Fish Rd Watson, OK 74963

    View on Map
    Sponsored
    For Sale
    $949,000

    LAND - Watson, OK

    Lot size:
    200.00 Acres
    Days on Market:
    40
    Last Refresh:
    Mar 7 at 8:06 am

    Property Features for 2985 River Fish Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    200.00 Acres

    Utilities

    Sewer type
    Other

    We can help!

    Listing Contact
    Monte Shockley II

    Shockley-Cooper Realty & Auctions (918) 564-2299

    Listing agent Monte Shockley II

    Listing date Jan 27, 2026

    MLS# 1073594

    Copyright © 2026 Western River Valley Board of REALTORS®. 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

    200 Acres Riverfront Hunting Land

    This 200+/- acre property is located near Hochatown and Broken Bow Lake in Southeast Oklahoma. Situated at the end of a private road, this land offers river frontage along the Upper Mountain Fork River, which forms the entire northern boundary. The property is a mix of mature hardwood and pine timber with open pasture areas. A cozy off-grid hunting cabin is located near the center of the property. The owner reports three natural springs. The land has gentle rolling terrain with mountain and valley views and multiple potential building sites. Electric and rural water are nearby. The property is suitable for hunting and recreation, with habitat for whitetail deer, turkey, and small game. The river provides opportunities for fishing, kayaking, swimming, and relaxing by the riverbank. It offers potential for a private family getaway, recreational retreat, hunting property, or long-term land investment. The location provides access to Broken Bow's dining, attractions, and outdoor recreation.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Spa & Massage Center Hair Salon Nail Salon Grocery & Convenience Store Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Watson
    County
    McCurtain
    State
    Oklahoma
    Longitude
    -94.600095
    Latitude
    34.456938

    Nearby Similar for Sale

    • $339,000
      4,005 SF

      Former Bar on 77 Acres

      Commercial property with bar and apartment on large acreage.
      12014 State Highway 4, Watson, OK 74963
      View Details

    FAQs

    What type of property is this?
    Hunting land - Riverfront hunting and recreational land near Hochatown and Broken Bow, OK.
    Where is this hunting land located?
    The property is located at 2985 River Fish Rd Watson, OK.
    What is the asking price?
    The asking price for this property is $949,000.
    What are key features of this property?
    This property features: - 200+/- acres of riverfront property on the Upper Mountain Fork River, offering year-round water access and scenic views.; - Prime hunting land with mature hardwood and pine timber, open pasture, and abundant wildlife.; - Secluded location at the end of a private road, near Hochatown and Broken Bow Lake, providing privacy and convenient access to amenities.
    (918) 564-2299
    Request Owner's contact information
    2985 River Fish Rd Watson, OK 74963
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    Watson, OK 74963
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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
    2985 River Fish Rd Watson, OK 74963
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    We can help!
    Listing Contact
    Monte Shockley II
    (918) 564-2299
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