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

    4416 S Perkins Rd Stillwater, OK 74074

    View on Map
    For Sale
    $2,802,400

    Vacant Land - Stillwater, OK

    Lot size:
    62.00 Acres
    Added:
    Oct 6, 2025
    Days on Market:
    183
    Last Refresh:
    Apr 6 at 4:06 am

    Property Features for 4416 S Perkins Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    300
    Parking features
    Garage
    Standard status
    Active
    Lot size
    62.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    John Freeman

    Listing agent John Freeman

    Listing office B and F Auction Service LLC #1 East Choctaw Ste 475, McAlester, OK

    Listing date Oct 6, 2025

    MLS# 11589202 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.

    Overview

    Prime Vacant Land Opportunity

    This 62-acre property, more or less, offers a range of development possibilities. Situated along Perkins Road, just south of the city limits, the location benefits from high traffic. Rural water is available, making it suitable for various development projects. The property features frontage on Perkins Road and includes four designated entrances off Perkins Road and 177 Highway. The land holds both commercial and residential potential and is ready for development. One potential use is an extended-stay RV resort, given the presence of ponds and the proximity to Stillwater. The seller is dividing off half-acre lots on the south side of the property along 50th Street, as well as the hard corner at 50th and Perkins Road. The property is located one mile from the city limits and has access to a 12-inch rural water line for development opportunities. An adjoining 6.89-acre parcel is also available. A concept plat layout is available upon request.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Department Store HVAC Service Garden Center Discount Store (Bike/Boat/Book/etc) Store Mobile Phone Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Stillwater
    County
    Payne
    State
    Oklahoma
    Longitude
    -97.051772
    Latitude
    36.071028

    Nearby Similar for Sale

    • $299,000
      816 SF

      Commercial Land in Stillwater, OK

      Commercial land parcel in Stillwater, Oklahoma, near major routes.
      424 S Husband Street, Stillwater, OK 74074
      View Details
    • $325,000

      Stillwater Vacant Land with Utilities

      25.3 acres with water meter, electric, and fiber access.
      4301 N Brush Creek, Stillwater, OK 74075
      View Details
    • $750,000

      Stillwater Land Ready for Development

      6.89 acres near Perkins Road, ideal for development.
      407 E 44th, Stillwater, OK 74074
      View Details
    • $126,020

      Stillwater Vacant Land Opportunity

      7.98 acres of land with development potential near Stillwater.
      8AC Enchanted Ln, Stillwater, OK 74075
      View Details
    • $1,600,000

      Prime Commercial Land Opportunity

      Desirable commercial land near major shopping, university, and stadium.
      717 E Hall of Fame Avenue, Stillwater, OK 74075
      View Details
    • $139,392

      Corner Lot in Stillwater, OK

      0.64 acre corner lot on Perkins Road and 50th Ave.
      1 Perkins Rd, Stillwater, OK 74075
      View Details
    • $65,000

      Residential Land in Stillwater, OK

      Vacant lots available for building a dream home.
      1 50th Ave, Stillwater, OK 74074
      View Details
    • $2,500,000
      12,151 SF

      Hall of Fame Restaurant Building

      Turn-key restaurant/retail building near Boone Pickens Stadium.
      223 E Hall Of Fame Avenue, Stillwater, OK 74075
      View Details
    • $55,000

      Residential Land in Stillwater, OK

      Large home sites in Stillwater's newest premier community.
      5815 E Elk Lane, Stillwater, OK 74074
      View Details
    • $55,000

      Residential Land in Stillwater, OK

      Premier community with large home sites in Stillwater school district.
      5816 E Elk Lane, Stillwater, OK 74074
      View Details
    • $55,000

      Residential Land in Stillwater, OK

      Large home sites in Stillwater's newest premier community.
      6035 E Elk Lane, Stillwater, OK 74074
      View Details
    • $80,000

      Waterfront Acreage in Gated Community

      1.14 acres in Stillwater, OK, build your dream home!
      Lot 25 W Laguna Lane, Stillwater, OK 74074
      View Details

    FAQs

    What type of property is this?
    Commercial land - 62 acres of land with commercial and residential potential.
    Where is this commercial land located?
    The property is located at 4416 S Perkins Rd Stillwater, OK.
    What is the asking price?
    The asking price for this property is $2,802,400.
    What are key features of this property?
    This property features: 62 Acres MOL with Commercial and Residential Potential; Prime Location on Perkins Road in a High Traffic Area; 4 Designated Entrances off Perkins Rd/177 Highway
    (918) 421-9680
    We can help!
    Listing Contact
    John Freeman
    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!