Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Cleared Land with Pond, Spiro Title is generated by Realmo AI

    1 TBD Lock and Dam RD, Spiro, OK 74959

    View on Map
    Claim this Listing
    For Sale
    $90,000

    LAND - Spiro, OK

    Lot size:
    6.00 Acres
    Added:
    Nov 11, 2025
    Days on Market:
    203
    Last Refresh:
    Jun 2 at 6:06 pm

    Property Features for 1 TBD Lock and Dam RD

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0001
    Lot size
    6.00 Acres

    Taxes and HOA fees

    Tax Description
    please see survey
    Tax Annual Amount
    350

    Utilities

    Sewer type
    Septic Needed

    We can help!

    Listing Contact
    Hollie Byers

    Listing agent Hollie Byers

    Listing office McGraw REALTORS 1120 Garrison Ave Suite 1, Fort Smith, OK

    Listing date Nov 11, 2025

    MLS# 1085233 Listing URL

    Copyright © 2026 Western River Valley 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

    • Six acres of cleared land featuring a pond.
    • Subdividing is a possibility.
    • Conveniently located approximately 13 minutes from Fort Smith, AR.
    • Water and electricity are available at the road.
    • Close proximity to the Arkansas River and dam.
    • Current survey in place.

    Overview

    This property features approximately six acres of cleared land with a pond. The owner is open to subdividing the property. It is located approximately 13 minutes from Fort Smith, AR, and a few miles from the Arkansas River and dam, making it suitable for building a picturesque site. Water and electricity are available at the road. A septic tank installation will be necessary. The owners have a current survey in place.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Spiro
    County
    Le Flore
    State
    Oklahoma
    Longitude
    -94.6624
    Latitude
    35.2663

    Nearby Similar for Sale

    • $225,000
      1,540 SF

      Spiro Commercial Property on Broadway

      Commercial property with high visibility on US-271 S/Broadway.
      706 W Broadway ST, Spiro, OK 74959
      View Details
    • $225,000
      1,540 SF

      Commercial Property on US-271

      Well-maintained commercial property in Spiro, OK with high visibility.
      706 W Broadway Street, Spiro, OK 74959
      View Details
    • $310,000
      2,100 SF

      Retail Space on 4.73 Acres

      Retail space with expansion potential on a 4.73-acre lot.
      19416 Hwy. 271, Spiro, OK 74959
      View Details
    • $699,000
      2,808 SF

      Motel & RV Park Investment

      Multi-income property with motel, mobile homes, and RV park.
      22192 US Hwy 271, Spiro, OK 74959
      View Details
    • $80,000

      Metal Shop with Stunning Views

      30x40 metal shop on 2 acres near Ft Smith.
      20975 AES RD, Spiro, OK 74959
      View Details
    • $35,500

      Spiro, OK Vacant Land

      2.84 acres of unrestricted land near Spiro, Oklahoma.
      Tract 8 Lakeview Drive, Spiro, OK 74959
      View Details
    • $60,000

      Highway Frontage Commercial Land

      Two-acre commercial property with highway frontage near Spiro, Oklahoma.
      TBD Highway 59, Spiro, OK 74959
      View Details
    • $48,000

      Spiro, OK Vacant Land

      6.68 acres of unrestricted land near Spiro, Oklahoma.
      Tract 3 2nd Street, Spiro, OK 74959
      View Details
    • $19,125

      Unrestricted Land Near Spiro, OK

      1.53 acres of unrestricted land near Spiro, Oklahoma.
      Tract 12 Lakeview Drive, Spiro, OK 74959
      View Details
    • $18,250

      Unrestricted Land Near Spiro, OK

      1.46 acres of unrestricted land near Spiro, Oklahoma.
      Tracts 15-16 Lakeview Drive, Spiro, OK 74959
      View Details
    • $249,000
      4,320 SF

      Highway Frontage Commercial Property

      Versatile commercial property with highway frontage and expansion potential.
      19173 US Hwy 271, Spiro, OK 74959
      View Details
    • $88,125

      Unrestricted Land Near Spiro, OK

      11.75 acres of wooded land with owner financing.
      Tract 10 Lakeview Drive, Spiro, OK 74959
      View Details

    FAQs

    What type of property is this?
    Land - Six acres of cleared land with pond near Fort Smith.
    Where is this land located?
    The property is located at 1 TBD Lock and Dam RD Spiro, OK.
    What is the asking price?
    The asking price for this property is $90,000.
    What are key features of this property?
    This property features: Six acres of cleared land featuring a pond.; Subdividing is a possibility.; Conveniently located approximately 13 minutes from Fort Smith, AR.
    (479) 226-3931
    We can help!
    Listing Contact
    Hollie Byers
    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
    1 TBD Lock and Dam RD, Spiro, OK 74959
    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!