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    368145 E 980 Road Boley, OK 74833

    View on Map
    For Sale
    $2,600,000

    LAND - Boley, OK

    Lot size:
    800.00 Acres
    Added:
    May 17, 2025
    Days on Market:
    323
    Last Refresh:
    Apr 4 at 7:06 pm

    Property Features for 368145 E 980 Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    368145E98074833
    Lot size
    800.00 Acres

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Travis Seaton

    Listing agent Travis Seaton License #206300

    Listing office Bennett LAND & Home 806 West 1st Street, Earlsboro, OK

    Listing date May 17, 2025

    MLS# 1170633

    Copyright © 2026 MLSOK, 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

    800 Acre Oklahoma Land Parcel

    This 800-acre property in central Oklahoma, extending a mile and a half north from the south entrance and a mile from east to west without any public roads dividing it, offers numerous opportunities. The land features a 7-acre lake, several ponds, multiple hunting blinds and feeders, abundant wildlife, a diverse landscape, and a seasonal creek. A deer camp setup or future home site includes an RV hook up with water and electric, and a storm cellar. In addition to hunting and fishing, the property has grass and water suitable for livestock. The perimeter of the property is mostly cleared and accessible by vehicle. The property has income history and potential for both recreation and livestock leases. The property is located in Boley, Okfuskee County, Oklahoma.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Pet Store Cafe & Coffee Shop Coworking & Hybrid Office Bar & Pub Restaurant Real Estate Agency Nursing Home Nursing Home

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

    Location Insight

    • Map
    • Local Demand
    City
    Boley
    County
    Okfuskee
    State
    Oklahoma
    Longitude
    -96.4288
    Latitude
    35.601

    Nearby Similar for Sale

    • $340,000

      Secluded Land with Pond in Boley

      106 acres of land perfect for hunting and recreation.
      106 ac III Lakes Rd., Boley, OK 74829
      View Details
    • $500,000

      Secluded Land with Timber, Water

      123.41 acres of land ideal for hunting and recreation.
      Rural 123 acres III Lakes addition, Boley, OK 74829
      View Details
    • $350,000

      Okfuskee County Land For Sale

      80-acre ranch in Okfuskee County, Oklahoma, perfect for hunting and ranching.
      367024 E 1010 Rd, Boley, OK 74860
      View Details
    • $240,000

      80 Acres Hunting/Recreation Land

      80 acres of land perfect for hunting and recreation.
      Rural 80 Ac III Lakes Rd., Boley, OK 74829
      View Details

    FAQs

    What type of property is this?
    Ranch - 800 acres in central Oklahoma with lake, ponds, and wildlife.
    Where is this ranch located?
    The property is located at 368145 E 980 Road Boley, OK.
    What is the asking price?
    The asking price for this property is $2,600,000.
    What are key features of this property?
    This property features: 800‑acre property offering diverse opportunities.; Private land with no public roads dividing the property.; Enjoy the 7‑acre lake and multiple ponds.
    (405) 567-7096
    We can help!
    Listing Contact
    Travis Seaton
    Real Estate License ID: 206300
    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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