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    3450 S 137th West Avenue Sand Springs, OK 74063

    View on Map
    For Sale
    $449,700

    LAND - Sand Springs, OK

    Lot size:
    30.00 Acres
    Added:
    Sep 26, 2025
    Days on Market:
    191
    Last Refresh:
    Apr 4 at 12:06 am

    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

    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.

    Overview

    Sand Springs Land Opportunity

    This is an opportunity to own 30+/- acres near the Meadow Lake Ranch in Sand Springs, Oklahoma. This parcel offers mature trees and elevated views of Meadow Lake and the Tulsa skyline to the north. The land is located minutes from the city. This property offers flexibility and minimal restrictions. The land could be used to build a custom home with a walk-out basement, tiered patios with wide open panoramic windows to capture the sunrises and sunsets or for recreational use. Utilities are available at 31st. A survey will be provided at closing. The property is zoned AG. Also offering another 30+/- acre plat off of 31st & 137th w ave (MLS #2541085). Also offering a 10.2+/- acre plat off of 41st & 137th w ave (MLS #2514502).
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    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

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 30+/- acres with views near Meadow Lake Ranch.
    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: 30+/- acre parcel with elevated views of Meadow Lake and Tulsa skyline.; Minutes from the city (est 15 +/-) offering a blend of privacy and convenience.; Flexibility for building a custom home or recreational use.
    (918) 392-0900
    We can help!
    Listing Contact
    Tiffany Johnson
    Tiffany Johnson
    Real Estate License ID: 160633
    Learn More
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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
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