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    34300 River Rd Whitesboro, OK 74577

    Sponsored
    For Sale
    $390,000

    LAND - Whitesboro, OK

    Lot size:
    65.00 Acres
    Days on Market:
    6
    Last Refresh:
    Feb 25 at 12:06 pm

    Property Features for 34300 River Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0000-03-02N-23E-0-001-00
    Lot size
    65.00 Acres

    We can help!

    Listing Contact
    Natasha Butler

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

    Listing agent Natasha Butler

    Listing date Feb 20, 2026

    MLS# 1086931 Listing URL

    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

    65+/- Acre Riverfront Hunting Retreat

    This 65+/- acre property in southeastern Oklahoma is primarily suited for hunting and recreation. Deer are abundant, with tracks throughout the property and frequent sightings. The Kiamichi River runs directly through the land, creating a split-property layout. This stretch of the river is known for fishing and offers a mix of accessibility and adventure. A low area provides a convenient crossing point, while the remainder of the river frontage is suitable for kayaking and enjoying the water. Access is easy via River Road, a well-maintained gravel county road, located a couple of miles south of Whitesboro, Oklahoma. Whitesboro is a small town offering a post office, a small grocery store, and a local diner. Talihina is only 15 minutes away for additional shopping and dining. The property lies within a flood plain but features higher ground suitable for building with an elevated foundation or stilt construction. Utilities are available at the edge of the property, offering potential for future development while preserving its recreational appeal. Surrounded by mountain views and a few miles from National Forest land, this land is perfect as a hunting property, recreational getaway, or long-term investment. It is located within 10 minutes of Heaven's Gate RV Park with access to over a hundred miles of horse trails and 10 minutes from Billy Creek ATV Trails. Its central location, approximately 3 hours from Oklahoma City, Tulsa, or Dallas, TX, makes it an ideal weekend escape. This riverfront acreage offers a versatile and scenic piece of Oklahoma land.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Whitesboro
    County
    Le Flore
    State
    Oklahoma
    Longitude
    -94.883784
    Latitude
    34.666729

    Nearby Similar for Sale

    • $84,900
      6.00 Acres

      Whitesboro Commercial Land Opportunity

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      View Details

    FAQs

    What type of property is this?
    Recreation land - Scenic riverfront acreage ideal for hunting and recreation.
    Where is this recreation land located?
    The property is located at 34300 River Rd Whitesboro, OK.
    What is the asking price?
    The asking price for this property is $390,000.
    What are key features of this property?
    This property features: - 65+/- acre riverfront property with the Kiamichi River running through it, offering **excellent fishing and recreational opportunities.**; - **Abundant deer and other wildlife, ideal for hunting and recreational use.**; - Easy access via well-maintained gravel county road (River Road) and proximity to Whitesboro, OK, for basic amenities.
    (918) 564-2299
    Request Owner's contact information
    34300 River Rd Whitesboro, OK 74577
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    Whitesboro, OK 74577
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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
    34300 River Rd Whitesboro, OK 74577
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    Listing Contact
    Natasha Butler
    (918) 564-2299
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