Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Land Near Meadow Lake Ranch Title is generated by Realmo AI

    3450 S 137th West Avenue, Sand Springs, OK 74063

    View on Map
    Claim this Listing
    For Sale
    $449,700

    LAND - Sand Springs, OK

    Lot size:
    30.00 Acres
    Added:
    Sep 26, 2025
    Days on Market:
    238
    Last Refresh:
    May 21 at 2:06 pm

    Property Features for 3450 S 137th West Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AG
    Standard status
    Active
    APN
    99121-91-21-20750
    Lot size
    30.00 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    PRT NE SE & SE NE BEG 1974.52N SECR SE TH N987.26 W1317.61 S9 87.32 E1315.67 POB SEC 20 19 11 30.00ACS Tulsa Co Unplatted
    Tax Annual Amount
    2330

    We can help!

    Listing Contact
    Tiffany Johnson
    Tiffany Johnson

    Listing agent Tiffany Johnson License #160633

    Listing office Chinowth & Cohen 3912 E 91st St, Tulsa, OK

    Listing date Sep 26, 2025

    MLS# 2541085 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.

    HighLights

    • Stunning elevated views of Meadow Lake and the Tulsa skyline.
    • 30‑40+/- acres of land near the former Meadow Lake Ranch.
    • Convenient location: minutes from the city (est 15 +/-).
    • Flexibility for building a custom home, family compound, or recreational use with minimal restrictions.
    • Mature trees and room to roam on a serene hillside.
    • Additional 10+/- acres East of the plat available, and a separate 10.2+/- acre plat also available.

    Overview

    This property offers an opportunity to own 30 to 40 +/- acres that was once part of the iconic Meadow Lake Ranch in Sand Springs, Oklahoma. The parcel is located along a hillside and features mature trees and elevated views of Meadow Lake and the Tulsa skyline to the north. It is located approximately 15 minutes from the city. The property offers flexibility and minimal restrictions, and could be used to build a custom home with a walk-out basement and tiered patios, or for recreational purposes. An additional 10 +/- acres East of the plat are available, offering flatter land. There is also a 10.2 +/- acre plat off of 41st & 137th. Utilities are available at 31st. A survey will be provided at closing.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Sand Springs
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -96.1589
    Latitude
    36.1933

    Nearby Similar for Sale

    • $799,000
      2,048 SF

      Sand Springs Commercial Building For Sale

      2,048 SF commercial building with drive-through, built in 2024.
      17407 W 9th Street S, Sand Springs, OK 74063
      View Details
    • $349,000
      3,375 SF

      Downtown Sand Springs Storefront Opportunity

      Commercial storefront in Sand Springs, ready for custom design.
      224 N Main Street, Sand Springs, OK 74063
      View Details
    • $1,395,000
      18,529 SF

      Sand Springs Commercial Property For Sale

      18,529 SF manufacturing and office space on 1.26 acres.
      5816 S 116th West Avenue, Sand Springs, OK 74063
      View Details
    • $420,000
      4,853 SF

      Prime Commercial Land Opportunity

      2.73 acres in a rapidly growing area.
      4655 S 112th W Avenue, Sand Springs, OK 74063
      View Details
    • $850,000
      8,100 SF

      Downtown Sand Springs Mixed-Use Building

      Fully leased mixed-use building with commercial and residential units.
      118 N Main Street, Sand Springs, OK 74063
      View Details
    • $55,000

      Gull Bay Land Opportunity

      Two combined lots in gated community near Keystone Lake.
      953 W Bayshore Drive, Sand Springs, OK 74063
      View Details
    • $124,999

      Keystone Lake Acreage with Shop

      Sand Springs acreage near Keystone Lake with versatile shop.
      83 Seneca Drive, Sand Springs, OK 74063
      View Details
    • $81,900

      Lake Keystone Residential Land

      One acre lot in gated lakeside community near Tulsa.
      715 S 275th West Avenue, Sand Springs, OK 74063
      View Details
    • $74,900

      Lake Keystone Residential Land

      Residential land near Lake Keystone, build your dream home!
      27445 W 8th Street S, Sand Springs, OK 74063
      View Details
    • $85,900

      Two Acre Homesite with View

      Two acre homesite with water view, mature trees, gated entrance.
      25 Windridge Drive, Sand Springs, OK 74063
      View Details
    • $122,500

      Unplatted Wooded Land Near Highway

      10 acres of unrestricted land with easy highway access.
      3499 S 220th West Avenue, Sand Springs, OK 74063
      View Details
    • $349,000
      3,375 SF

      Downtown Sand Springs Storefront Opportunity

      Commercial storefront in Sand Springs, ready for new design.
      224 N Main Street, Sand Springs, OK 74063
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 30-40 acre parcel with mature trees and stunning views.
    Where is this agricultural land / farmland located?
    The property is located at 3450 S 137th West Avenue Sand Springs, OK.
    What is the asking price?
    The asking price for this property is $449,700.
    What are key features of this property?
    This property features: Stunning elevated views of Meadow Lake and the Tulsa skyline.; 30‑40+/- acres of land near the former Meadow Lake Ranch.; Convenient location: minutes from the city (est 15 +/-).
    (918) 392-0900
    We can help!
    Listing Contact
    Tiffany Johnson
    Tiffany Johnson
    Real Estate License ID: 160633
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    3450 S 137th West Avenue, Sand Springs, OK 74063
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!