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    7365 County Road 2420 Barnsdall, OK 74002

    Sponsored
    For Sale
    $825,000

    Farm / Farmhouse, Farm/Estate - Barnsdall, OK

    Type:Farm
    Property size:
    2,360 SF
    Lot size:
    55.00 Acres
    Days on Market:
    4
    Last Refresh:
    Mar 1 at 3:06 pm

    Property Features for 7365 County Road 2420

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    300
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Family Room, Living Room
    Bedrooms
    4
    Bathrooms
    3
    Parking features
    Garage
    Appliances
    Dishwasher, Washer
    Size
    2,360 SF
    Lot size
    55.00 Acres

    Utilities

    Heating system
    Electric (Heating), Heat Pump (Heating)

    Building Details

    Flooring type
    Carpet, Hardwood
    Building materials
    Vinyl Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Jeff Henry

    Cross Timbers Land LLC (918) 287-1996

    Listing agent Jeff Henry (918) 287-1996

    Listing date Feb 26, 2026

    MLS# 11663192 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

    Property Insight Report

    Overview

    Oklahoma Farmhouse with Morton Barn

    The Cox Farm, situated minutes from downtown Pawhuska, offers space and solitude with a well-maintained 1.5 story farmhouse and a large Morton barn with additional space for guests in the cabin. The 2360 square foot farmhouse includes 4 bedrooms, 3 baths, an open kitchen with island, a family room, a study, and large porches. The farm is located 10 minutes from downtown Pawhuska, 15 minutes from Barnsdall, 30 minutes from Bartlesville, and 1 hour from Tulsa. The property is located in the cross timbers ecoregion and features native grasses, forbs, and legumes with large canopy post oak and blackjack trees, interspersed with introduced forages. Water on the farm is supported by 3 ponds. The 42X84 Morton Barn has two 15 ft lean-to's creating 6048 sq ft of covered space, and a portion is framed and plumbed for an office or apartment. There is also a 1360 sq ft guest house with Airbnb potential. Additional improvements include steel pens, 8 pastures with water hydrants, and multiple outbuildings. The taxes are approximately $1500. The property consists of 55 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Map

    City
    Barnsdall
    County
    Osage
    State
    Oklahoma
    Longitude
    -96.272411
    Latitude
    36.588623

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    FAQs

    What type of property is this?
    Farm - 55-acre farm featuring a farmhouse, barn, and guest house.
    Where is this farm located?
    The property is located at 7365 County Road 2420 Barnsdall, OK.
    What is the asking price?
    The asking price for this property is $825,000.
    What are key features of this property?
    This property features: - 55± Acres with a well-maintained 2360 sq ft farmhouse (4 bed, 3 bath) featuring an open kitchen, island, study, and large porches.; - **Large 42X84 Morton Barn (6048 sq ft covered space) with potential for office/apartment conversion.**; - 1360 sq ft guest house with Airbnb potential.
    (918) 287-1996
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    7365 County Road 2420 Barnsdall, OK 74002
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    Barnsdall, OK 74002
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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
    7365 County Road 2420 Barnsdall, OK 74002
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    Listing Contact
    Jeff Henry
    (918) 287-1996
    Learn more
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