Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Residential Land in Watson, OK Title is generated by Realmo AI

    Hwy 4, Watson, OK 74963

    View on Map
    Claim this Listing
    For Sale
    $151,360

    LAND - Watson, OK

    Lot size:
    3.44 Acres
    Added:
    Aug 8, 2024
    Days on Market:
    652
    Last Refresh:
    May 21 at 5:06 am

    Property Features for Hwy 4

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Active
    APN
    NONEHwy43174963
    Lot size
    3.44 Acres

    We can help!

    Listing Contact
    Melissa Kergosien
    Melissa Kergosien

    Listing agent Melissa Kergosien License #180780

    Listing office BB Real Estate 6370 N Hwy 259, Broken Bow, OK

    Listing date Aug 8, 2024

    MLS# 1129490 Listing URL

    Copyright © 2026 MLSOK, 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

    • Private 2‑5 acre lots ensure privacy and seclusion
    • Water, electric, and fiber are run to each lot
    • Spectacular views in the hardwood forests of the Ouachita Mountains foothills
    • Improved roads provide easy access to each lot
    • Grand timber post entrance and 2,300 feet of elegant split rail fencing
    • Seller financing option is available

    Overview

    Woodlands of Watson is a 170-acre residential development situated in the hardwood forests of the Ouachita Mountains' foothills. The community features elevated hilltop views and seasonal creeks. The development consists of private 2-5 acre lots. Each lot is designed to ensure privacy and seclusion. The property includes a timber post entrance and 2,300 feet of split rail fencing. Water, electric, and fiber are available to each lot. Improved roads provide easy access throughout the property. The available lot is 3.44 acres. Located in Watson, OK, the property is suitable for a home or second home. Seller financing is available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Watson
    County
    McCurtain
    State
    Oklahoma
    Longitude
    -94.530739
    Latitude
    34.434088

    Nearby Similar for Sale

    • $339,000
      4,005 SF

      Former Bar on 77 Acres

      Commercial property with bar and apartment on large acreage.
      12014 State Hwy 4, Watson, OK 74963
      View Details
    • $75,000

      Land with Creek in Watson,OK

      4.56 acre land with utilities and creek access.
      1325 Buffalo Rd, Watson, OK 74963
      View Details
    • $416,000

      McCurtain County Land For Sale

      26 acres of land near Oklahoma/Arkansas state line.
      1233 Welcome Home Road, Watson, OK 74963
      View Details
    • $90,640

      Residential Land in Watson, OK

      2+ acre residential lots with utilities in Woodlands of Watson.
      Hwy 4, Watson, OK 74963
      View Details
    • $82,960

      Residential Land in Watson, OK

      Residential land for sale in Woodlands of Watson.
      Hwy 4, Watson, OK 74963
      View Details
    • $81,260

      Residential Land in Watson, OK

      2.39-acre residential lot with utilities in Woodlands of Watson.
      Hwy 4, Watson, OK 74963
      View Details
    • $3,500,000

      170 Acres Residential Land Development

      Turn-key 170-acre residential development in Watson, Oklahoma.
      Hwy 4, Watson, OK 74963
      View Details
    • $147,560

      Residential Land in Watson, OK

      170-acre development with 2-5 acre lots, utilities available.
      Hwy 4, Watson, OK 74963
      View Details
    • $85,340

      Residential Land in Watson, OK

      2.51 acre residential land for sale in Watson, Oklahoma.
      Hwy 4, Watson, OK 74963
      View Details
    • $87,380

      Residential Land in Watson, OK

      2-5 acre residential lots with utilities and mountain views.
      Hwy 4, Watson, OK 74963
      View Details
    • $108,240

      Residential Land in Watson, OK

      2.46-acre residential lot with utilities in Woodlands of Watson.
      Hwy 4, Watson, OK 74963
      View Details
    • $105,600

      Residential Land in Watson, OK

      Residential land for sale in Woodlands of Watson.
      Hwy 4, Watson, OK 74963
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Residential land for sale in Woodlands of Watson.
    Where is this residential land & home lot located?
    The property is located at Hwy 4 Watson, OK.
    What is the asking price?
    The asking price for this property is $151,360.
    What are key features of this property?
    This property features: Private 2‑5 acre lots ensure privacy and seclusion; Water, electric, and fiber are run to each lot; Spectacular views in the hardwood forests of the Ouachita Mountains foothills
    (580) 306-4838
    We can help!
    Listing Contact
    Melissa Kergosien
    Melissa Kergosien
    Real Estate License ID: 180780
    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

    Thank You for Inquiry
    Hwy 4, Watson, OK 74963
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!