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    4080 N Rd Nowata, OK 74083

    Sponsored
    For Sale
    $980,000

    Farm/Estate - Nowata, OK

    Type:Farm
    Property size:
    3,200 SF
    Lot size:
    146.00 Acres
    Days on Market:
    6
    Last Refresh:
    Feb 9 at 7:06 pm

    Property Features for 4080 N Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2
    Bedrooms
    2
    Bathrooms
    1
    Parking features
    Garage
    Size
    3,200 SF
    Lot size
    146.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Chuck Bellatti

    Arrowhead Land Company 833-USE-AHLC

    Listing agent Chuck Bellatti (833) 873-2452

    Listing date Feb 4, 2026

    MLS# 11642272 Listing URL

    Copyright © 2026 My State MLS. 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

    Overview

    Oklahoma Ranch with Barndominium

    The V Cross T Ranch is a 146+/- acre ranch located in Nowata County, Oklahoma. The property is equipped for country living, livestock, and recreation. The centerpiece of the ranch is a 40x80 barndominium that blends comfortable living with functional workspace. The 1,600+/- square-foot barndominium-style living quarters feature 2 bedrooms and 1 bathroom and are designed with handicap-accessible amenities. Attached is an additional 1,600+/- square-foot shop, providing space for equipment, projects, or storage. The shop includes concrete flooring, power, water, three 14-foot overhead doors, and two mini splits-one dedicated to the shop and one for the office. The property is suited for livestock and pasture management, featuring new barbed-wire perimeter fencing and solar-powered electric cross fencing for pasture rotation and separation. A 46+/- acre pasture is not hot wire. A custom solar-powered entrance gate enhances the architecture and security of the ranch. Equestrian and livestock facilities are in place, including three horse stalls connected to a 35x35 shop with a dedicated tack room, livestock pens, and a brand-new Arrowquip chute. Poultry needs are covered with two fully functional chicken coops. Multiple lean-to structures provide shelter for animals or equipment. Water is abundant with two stocked ponds, and the land offers a mix of open pasture and wooded draws. The property is covered in thick, healthy native grasses that support grazing and wildlife. The property is located 15+/- miles from Bartlesville, 29+/- miles from Coffeyville, Kansas, and 50+/- miles from Tulsa International Airport.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Nowata
    County
    Nowata
    State
    Oklahoma
    Longitude
    -95.7366
    Latitude
    36.7061

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    FAQs

    What type of property is this?
    Ranch - 146-acre ranch with barndominium, equestrian facilities, and abundant water.
    Where is this ranch located?
    The property is located at 4080 N Rd Nowata, OK.
    What is the asking price?
    The asking price for this property is $980,000.
    What are key features of this property?
    This property features: - 146+/- acre ranch equipped for country living, livestock, and recreation.; - Versatile 40x80 barndominium with 1,600+/- sq ft living quarters (2 bed, 1 bath, handicap-accessible) and **attached 1,600+/- sq ft shop** (concrete floor, power, water, three 14-foot overhead doors, two mini splits).; - Well-suited for livestock with new barbed-wire perimeter fencing, solar-powered electric cross fencing, 46+/- acre pasture, and custom solar-powered entrance gate.
    (833) 873-2452
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    4080 N Rd Nowata, OK 74083
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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
    4080 N Rd Nowata, OK 74083
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    We can help!
    Listing Contact
    Chuck Bellatti
    (833) 873-2452
    Learn more
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