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    Bokchito Ranch Land Opportunity Title is generated by Realmo AI

    001 Armstrong Academy, Bokchito, OK 74723

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    Claim this Listing
    For Sale
    $675,000

    LAND - Bokchito, OK

    Lot size:
    130.00 Acres
    Added:
    Feb 18, 2026
    Days on Market:
    97
    Last Refresh:
    May 26 at 7:06 am

    Property Features for 001 Armstrong Academy

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AG
    Fencing
    Cross Fenced
    Standard status
    Active
    APN
    0000-06-06S-12E-2-001-00
    Lot size
    130.00 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    TBD by survey
    Tax Annual Amount
    887

    We can help!

    Listing Contact
    Brent Lyday
    Brent Lyday

    Listing agent Brent Lyday License #157090

    Listing office Legacy Land & Realty 3302 W University, Durant, OK

    Listing date Feb 18, 2026

    MLS# 2605705 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.

    HighLights

    • 130 acres of premium pastureland, fenced and cross‑fenced into five pastures for rotational grazing and livestock management.
    • Four ponds provide dependable water sources for livestock.
    • Functional working corral, cattle pens, and implement barn/shop are ready for immediate use.
    • Healthy mix of Bermuda and native grasses provides year‑round forage.
    • Conveniently located 20 minutes from Durant amenities and Choctaw Casinos, and under 2.5 hours from Dallas/Fort Worth and Oklahoma City.
    • Easy access off a maintained county road with open views and tree‑lined creek beds.

    Overview

    This property features 130 acres of pastureland located just outside Bokchito, Oklahoma. The land is fenced and cross-fenced into five separate pastures, suitable for rotational grazing. Water sources include four ponds. A working corral and cattle pens are present, along with an implement barn/shop for storage and equipment needs. The land features a mix of Bermuda and native grasses, offering year-round forage. The property has easy access off a maintained county road and is surrounded by open views and tree-lined creek beds. It is suited for a cattle operation, future homestead, or recreational retreat. The location is approximately 20 minutes from Choctaw Casinos and amenities in Durant, and under 2.5 hours from both the Dallas/Fort Worth Metroplex and Oklahoma City. The property is zoned AG. An additional 20 acres with a 3,900 sq ft custom home is available.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Bokchito
    County
    Bryan
    State
    Oklahoma
    Longitude
    -96.158034
    Latitude
    34.069897

    FAQs

    What type of property is this?
    Ranch - 130 acres of premium pastureland near Bokchito, Oklahoma.
    Where is this ranch located?
    The property is located at 001 Armstrong Academy Bokchito, OK.
    What is the asking price?
    The asking price for this property is $675,000.
    What are key features of this property?
    This property features: 130 acres of premium pastureland, fenced and cross‑fenced into five pastures for rotational grazing and livestock management.; Four ponds provide dependable water sources for livestock.; Functional working corral, cattle pens, and implement barn/shop are ready for immediate use.
    (580) 504-4641
    We can help!
    Listing Contact
    Brent Lyday
    Brent Lyday
    Real Estate License ID: 157090
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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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