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    Prime Owasso Development Opportunity Title is generated by Realmo AI

    6841 N Mingo Road, Owasso, OK 74117

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    Claim this Listing
    New
    For Sale
    $6,500,000

    LAND - Owasso, OK

    Lot size:
    131.43 Acres
    Added:
    May 30, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 2 at 6:06 pm

    Property Features for 6841 N Mingo Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AG
    Standard status
    Active
    APN
    91431143131560, 90406040641740, 91431143123
    Lot size
    131.43 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    ALL THAT PRT SW LYING W AT & SF RR R/W & N BIRD CREEK LESS N200 THEREOF & LESS BEG 245E SWC NW SW TH NW812.42 N205 W23.5 N129.44 W16.5 S2441.26 NE735.13 E100 N600 POB SEC 31 21 14 101.686ACS + PRT GOV LTS 3 & 4 BEG 776.71E NWC NW TH E ALG NL LTS 3 & 4 TO PT ON WL BIRD CREEK SWLY ALG WLY & NLY LN OF CREEK TO PT ON EL MINGO RD NE ALG R/W POB SEC 6 20 14 9.970ACS + ALL THAT PRT SW LYING E AT & SF RR R/W & S TULSA PORT OF CATOOSA RR R/W SEC 31 21 14 19.772ACS (Legal Description in Disclosures)
    Tax Annual Amount
    2269

    Utilities

    Utilities
    Cable Available

    We can help!

    Listing Contact
    Rebecca Lincoln

    Listing agent Rebecca Lincoln

    Listing office Realty One Group Dreamers 1601 S Eucalyptus Ave STE 200, Broken Arrow, OK

    Listing date May 30, 2026

    MLS# 2619882 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.

    HighLights

    • Large 131.43‑acre development opportunity in Owasso growth corridor.
    • Includes mineral rights.
    • City water and sewer available, plus existing utilities (electric, gas, phone, cable).
    • City street and interstate frontage.
    • Potential for rezoning/redevelopment (previously zoned industrial).
    • Combination of open pasture, trees, ponds, and spring/creek features.

    Overview

    This exceptional 131.43-acre property is a development opportunity located in the Owasso growth corridor at 6841 N Mingo Road. The land includes mineral rights and offers scale, access, utilities, water features, and long-term potential. Currently zoned AG and used for agricultural and tax purposes, the property was previously zoned industrial, presenting a potential opportunity for rezoning or redevelopment. The site benefits from city street and interstate frontage, with city water and sewer available. Utility connections on the premises include electric, gas, phone, and cable. Potential development concepts may include industrial, light manufacturing, warehouse and distribution, commercial, mixed-use, residential acreage, livestock or equestrian use, recreational retreat, hunting land, or long-term land banking. The land features a combination of open pasture, partial tree coverage, ponds, spring and creek features, livestock potential, and recreational appeal. Located in the Owasso School District and near major transportation corridors, this property offers both natural beauty and development potential.
    Property Profile Location Intelligence

    Current Use by Public Records

    BISON DIRT LLC Construction Company

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Owasso
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -95.864152
    Latitude
    36.252799

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 131.43 acres in Owasso growth corridor with mineral rights.
    Where is this agricultural land / farmland located?
    The property is located at 6841 N Mingo Road Owasso, OK.
    What is the asking price?
    The asking price for this property is $6,500,000.
    What are key features of this property?
    This property features: Large 131.43‑acre development opportunity in Owasso growth corridor.; Includes mineral rights.; City water and sewer available, plus existing utilities (electric, gas, phone, cable).
    (539) 367-1555
    We can help!
    Listing Contact
    Rebecca Lincoln
    Request Owner's contact information
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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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    6841 N Mingo Road, Owasso, OK 74117
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