Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search

    Timberhill Road Boswell, OK 74727

    View on Map
    Claim this Listing
    For Sale
    $250,000

    LAND - Boswell, OK

    Lot size:
    40.00 Acres
    Added:
    Mar 12, 2026
    Days on Market:
    56
    Last Refresh:
    May 6 at 1:06 am

    Property Features for Timberhill Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Rural Ag
    Standard status
    Active
    Lot size
    40.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    SEC: 27 TWNSHP: 05S RANGE: 13E NW NW
    Tax Annual Amount
    30

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Eligh Miller-Polivka

    Listing agent Eligh Miller-Polivka License #211220

    Listing office American Dream Realty 801 W Main Suite B, Durant, OK

    Listing date Mar 12, 2026

    MLS# 2608836 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.

    Overview

    40 Acres Wooded Land, Boswell

    Located along Timberhill Road near Boswell, Oklahoma, this 40+/- acre wooded tract presents a serene environment suitable for a homesite, recreational retreat, or hunting property. The northwest corner includes electric service, a water well, and a septic system. The property has mature timber, which provides cover for wildlife. Deer are abundant throughout the property. Rocky Branch Creek runs through the tract, providing a water source for wildlife and enhancing the property's scenic character. The land is enclosed with perimeter barbed wire fencing. A separate 120+/- acre farm is available nearby.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Boswell
    County
    Choctaw
    State
    Oklahoma
    Longitude
    -95.8258
    Latitude
    34.0262

    Nearby Similar for Sale

    • $625,000

      Oklahoma Farm with Pastureland, Timber

      120+/- acre farm with pasture, timber, and water features.
      N 3990 Road, Boswell, OK 74727
      View Details
    • $750,000

      Oklahoma Farm Land For Sale

      160+/- acre farm with pasture, timber, and wildlife.
      N 3990 Road, Boswell, OK 74727
      View Details
    • $440,000

      80 Acres Pasture Land Retreat

      80 acres of pasture with mature oaks, perfect retreat.
      665 E 2130 Road E, Boswell, OK 74727
      View Details
    • $1,309,665

      Turn-Key Hunting and Recreational Tract

      200-acre hunting and recreational land with hardwood forest and home.
      1440 N 4050 Rd, Boswell, OK 74727
      View Details
    • $760,000

      Land Available Near Boswell, OK

      Land for sale near Boswell, Oklahoma, with development potential.
      001 E 2100, Boswell, OK 74727
      View Details
    • $625,000

      Productive Pastureland Farm with Timber

      120-acre farm with pasture, timber, ponds, and creek.
      N 3990 Road, Boswell, OK 74727
      View Details
    • $760,000

      160 Acres Near Boswell, OK

      160 acres with RV hookups near Boswell, Oklahoma.
      1 E 2100, Boswell, OK 74727
      View Details
    • $832,500

      Hunting Property with Home and Shops

      187-acre hunting property featuring a home, shops, and cabin.
      16639 E Bachelor Farm Rd, Boswell, OK
      View Details

    FAQs

    What type of property is this?
    Land - 40 acres wooded land with utilities near Boswell, Oklahoma.
    Where is this land located?
    The property is located at Timberhill Road Boswell, OK.
    What is the asking price?
    The asking price for this property is $250,000.
    What are key features of this property?
    This property features: Ready‑to‑build homesite with existing electric service, water well, and septic system.; 40+\/- acres of mature timber, ideal for hunting and recreational use.; Abundant wildlife, including deer, with Rocky Branch Creek providing a natural water source.
    (580) 916-0157
    We can help!
    Listing Contact
    Eligh Miller-Polivka
    Real Estate License ID: 211220
    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
    Timberhill Road, Boswell, OK 74727
    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!