Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    403 S Bluff Avenue Tahlequah, OK 74464

    View on Map
    Claim this Listing
    For Sale
    $189,900

    LAND - Tahlequah, OK

    Lot size:
    1.12 Acres
    Added:
    Dec 23, 2025
    Days on Market:
    128
    Last Refresh:
    Apr 30 at 1:06 am

    Property Features for 403 S Bluff Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R1
    Standard status
    Active
    Lot size
    1.12 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    CHEROKEE CO. TAHLEQUAH LOTS @LTS 1 & 2 BLK 114. & TAHLEQUAH LOTS @LT 3 BLK 114. & TAHLEQUAH LOTS @LT 5 BLK 92.
    Tax Annual Amount
    401

    We can help!

    Listing Contact
    Justin Smith

    Listing agent Justin Smith License #173268

    Listing office C21/Wright Real Estate 103 Mimosa Lane, Tahlequah, OK

    Listing date Dec 23, 2025

    MLS# 2550845 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.

    Overview

    Tahlequah Land Opportunity

    This property features four city lots totaling 1.12 +/- acres. Located in Tahlequah, Oklahoma, the land offers potential for various opportunities. It is zoned R1 and is suitable for building a home.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Tahlequah
    County
    Cherokee
    State
    Oklahoma
    Longitude
    -94.969605
    Latitude
    35.908371

    Nearby Similar for Sale

    • $950,000
      5,382 SF

      Unique Santa Fe-Style Commercial Property

      Distinctive commercial property with mixed-use buildings and workshop/storage.
      1534 Echota Avenue, Tahlequah, OK 74464
      View Details
    • $680,000
      2,164 SF

      Tahlequah Medical Office Investment

      Well-maintained medical office building with existing tenant through April 2027.
      709 E Downing Street, Tahlequah, OK 74464
      View Details
    • $275,000
      1,600 SF

      Turn-Key Restaurant on Highway 62

      Fully equipped restaurant on 2.6 acres with highway frontage.
      13112 Hwy 62, Tahlequah, OK 74464
      View Details
    • $515,000
      2,616 SF

      Restaurant Building on High-Traffic Road

      Restaurant building on a high-traffic road in a thriving community.
      1310 S Muskogee Avenue, Tahlequah, OK 74464
      View Details
    • $1,100,000
      4,584 SF

      Restaurant Opportunity in Tahlequah, OK

      Turnkey restaurant on .90 acre lot with equipment included.
      1403 S Park Hill Road, Tahlequah, OK 74464
      View Details
    • $624,000

      Highway Frontage Development Opportunity

      26+/- acres of vacant land with highway frontage.
      2600 N Vinita Ave, Tahlequah, OK 74464
      View Details
    • $97,500

      Tahlequah Commercial Vacant Land

      Commercial land near sports complex, ideal for development.
      1001 Main Parkway, Tahlequah, OK 74464
      View Details
    • $117,000

      Tahlequah Commercial Vacant Land

      Commercial land near sports complex, ideal for development.
      1071 W Allen Road, Tahlequah, OK 74464
      View Details
    • $399,000
      8,840 SF

      Tahlequah Commercial Building For Sale

      Spacious 8,800 sq ft commercial building in high-traffic area.
      1598 Park Hill Road, Tahlequah, OK 74464
      View Details
    • $117,000

      Tahlequah Commercial Vacant Land

      Commercial land near sports complex, ideal for development.
      1061 W Allen Road, Tahlequah, OK 74464
      View Details
    • $392,900
      2,007 SF

      Prime Commercial Land Opportunity

      High-traffic commercial property on Muskogee Ave, perfect for development.
      2602 S Muskogee Avenue, Tahlequah, OK 74464
      View Details
    • $299,900
      2,400 SF

      Updated Commercial Building in Tahlequah

      Turnkey commercial opportunity in a prime central location.
      2113 Mahaney Avenue, Tahlequah, OK 74464
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 1.12 +/- acres of land in the heart of Tahlequah.
    Where is this residential land & home lot located?
    The property is located at 403 S Bluff Avenue Tahlequah, OK.
    What is the asking price?
    The asking price for this property is $189,900.
    What are key features of this property?
    This property features: 1.12 +/- acres of land in Tahlequah; Rare opportunity for a large property; Prime location within the city
    (918) 456-5288
    We can help!
    Listing Contact
    Justin Smith
    Real Estate License ID: 173268
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!