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    Turnkey Bar & Entertainment Venue Title is generated by Realmo AI

    74 Barn Swallow Road, Garvin, OK 74736

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    For Sale
    $285,000

    Commercial Business, Other - Garvin, OK

    Property size:
    4,400 SF
    Lot size:
    1.00 Acre
    Price / SF:
    $64/SF
    Added:
    Nov 19, 2025
    Days on Market:
    183
    Last Refresh:
    May 21 at 4:06 am

    Property Features for 74 Barn Swallow Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    450011906
    Size
    4,400 SF
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Annual Amount
    1217

    Building Details

    Year built
    2003
    Year renovated
    2003
    Floors in Building
    1
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Rachel Sain

    Listing agent Rachel Sain

    Listing office Hunting Country Real Estate 432 Oklahoma Blvd, Alva, OK

    Listing date Nov 19, 2025

    MLS# 11609010 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.

    HighLights

    • Turnkey, income‑producing bar and entertainment venue.
    • Established reputation and steady customer base.
    • Spacious 4,400 sq ft venue with dance floor and full bar.
    • Major renovations in 2020, including a 2,400 sq ft addition.
    • Includes multiple pool tables, karaoke, and large projection screen.
    • Layout designed to maximize guest flow and revenue.

    Overview

    CJ's Dusty Boot is a 4,400 square foot, turnkey, income-producing bar and entertainment venue. The property is a long-time established local favorite known for its lively atmosphere and steady customer base. It features a spacious dance floor, a full bar, multiple pool tables, karaoke, and a large projection screen. These features make it perfect for football games, UFC fights, and special events. Originally built in 2003, the property underwent major renovations in 2020, including a 2,400 square foot addition that expanded seating, entertainment areas, and overall functionality. The layout is designed to maximize guest flow and revenue, making it ideal for nightlife, live music, private events, or continued bar operations. The property sits on a 1-acre lot. Located in Garvin, Oklahoma, CJ's Dusty Boot offers instant income and endless potential for the next owner to continue its legacy or elevate it even further.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bars & Pubs

    Map

    City
    Garvin
    County
    McCurtain
    State
    Oklahoma
    Longitude
    -94.921665
    Latitude
    33.942231

    FAQs

    What type of property is this?
    Bar & Pub - Established income-producing bar and entertainment venue in Garvin, Oklahoma.
    Where is this bar & pub located?
    The property is located at 74 Barn Swallow Road Garvin, OK.
    What is the asking price?
    The asking price for this property is $285,000.
    What are key features of this property?
    This property features: Turnkey, income‑producing bar and entertainment venue.; Established reputation and steady customer base.; Spacious 4,400 sq ft venue with dance floor and full bar.
    (870) 562-1342
    We can help!
    Listing Contact
    Rachel Sain
    Learn More
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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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