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    Commercial Land with Highway Frontage Title is generated by Realmo AI

    Hwy 85A, Afton, OK 74331

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    Claim this Listing
    For Sale
    $1,800,000

    LAND - Afton, OK

    Lot size:
    18.92 Acres
    Added:
    Jan 13, 2026
    Days on Market:
    143
    Last Refresh:
    Jun 5 at 1:06 am

    Property Features for Hwy 85A

    General Information

    Property type
    Land
    Property subtype
    Other
    Rooms
    Basement
    Standard status
    Active
    APN
    210041141
    Lot size
    18.92 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    24-25-22 PT SE SE 18.92 A BEG SE COR OF SEC: NE 01 DEG 1055.75', SW 71 DEG 1024.93', SE 01 DEG 713.99', E 946.67' TO BEG
    Tax Annual Amount
    171

    We can help!

    Listing Contact
    Tracy Dawn Carroll

    Listing agent Tracy Dawn Carroll License #183901

    Listing office Solid Rock REALTORS - Vinita 113 E Canadian, Claremore, OK

    Listing date Jan 13, 2026

    MLS# 26-83 Listing URL

    Copyright © 2026 Northeast Oklahoma Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approximately 19 acres with over 800 feet of highway frontage in a high‑traffic corridor
    • Flat terrain for easy development
    • Property borders Bernice State Park
    • Suitable for commercial, hospitality, or mixed‑use ventures (per remarks)
    • Close proximity to the lake and park
    • Owner will consider splitting into a smaller parcel

    Overview

    This exceptional tract offers a flat, easy-to-develop configuration well suited for a range of commercial concepts. The property provides over 800 feet of highway frontage and is positioned as a strong visibility asset for operators looking to establish or expand in a consistent demand environment. The seller will also consider splitting into a smaller parcel, which may support flexible layouts for investors or end users.

    Located in Delaware County near Afton, the land borders Bernice State Park and benefits from its proximity to the lake and park activity. With frontage along Hwy 85A in a high-traffic corridor, the site is designed to capture passing demand while maintaining a year-round presence driven by visitors.

    Given the combination of highway exposure, park adjacency, and level terrain, this property is a compelling fit for commercial and hospitality development, as well as mixed-use opportunities. Investors and developers may also find the split option useful when planning phased development or tailoring site size to a specific use.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Afton
    County
    Ottawa
    State
    Oklahoma
    Longitude
    -94.89273
    Latitude
    36.628564

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    FAQs

    What type of property is this?
    Commercial land - Flat, development-ready tract with exceptional highway visibility and immediate access to a high-activity park setting.
    Where is this commercial land located?
    The property is located at Hwy 85A Afton, OK.
    What is the asking price?
    The asking price for this property is $1,800,000.
    What are key features of this property?
    This property features: Approximately 19 acres with over 800 feet of highway frontage in a high‑traffic corridor; Flat terrain for easy development; Property borders Bernice State Park
    (918) 637-3415
    We can help!
    Listing Contact
    Tracy Dawn Carroll
    Real Estate License ID: 183901
    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.

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