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    20 Acre Hunting and Foraging Land Title is generated by Realmo AI

    101174 N 3680 Road, Boley, OK 74829

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    Claim this Listing
    Pending
    $125,000

    LAND - Boley, OK

    Lot size:
    20.00 Acres
    Added:
    May 15, 2026
    Days on Market:
    17
    Last Refresh:
    May 31 at 7:06 pm

    Property Features for 101174 N 3680 Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agriculture
    Standard status
    Pending
    APN
    101174N368074829
    Lot size
    20.00 Acres

    Utilities

    Water source
    Well
    Water front
    1

    We can help!

    Listing Contact
    Patricia Spurr

    Listing agent Patricia Spurr

    Listing office Modern Abode Realty 120 N Bryant Ave, Suite A9, Edmond, OK

    Listing date May 15, 2026

    MLS# 1229743 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

    • 20‑acre property featuring a semi‑private lake abundant with fish and water lilies.
    • Abundant wildlife, including deer and turkey, ideal for hunting and foraging.
    • Fully insulated 12x20 lofted barn/shed with double lofts, indoor/outdoor showers, and tankless hot water heater.
    • Equipped with a solar panel system for power and a cell phone signal extender.
    • Features a well with pump, water storage tanks, and fencing along the front and sides.
    • Includes a 10x20 storage container and an enclosed goat area with shelter and water trough.

    Overview

    This 20-acre property is located in Boley, OK, and offers a diverse environment with a semi-private lake, wooded areas, and an abundance of wildlife. The lake is full of fish and water lilies, while the wooded areas contain various types of mushrooms and wild berries. The acreage is suitable for hunting, with deer and turkey present. The property consists of two lots, originally sold separately but used as one 20-acre parcel. The acreage is fenced along the front and both sides with five-strand barbed wire, while the lake side is open for access to the waterline. A fully insulated, 12x20 lofted barn/shed with double 8x2 lofts is located on one of the lots. A mounted solar panel with equipment to power the barn/shed and a cell phone signal extender are also present. The barn/shed features indoor/outdoor showers with a tankless hot water heater. An outhouse, picnic table, and fire pit are located nearby. A well with a pump is located on one lot, with a hose running to the other lot. Both lots have large water storage tanks for gravity-fed watering. The property also includes a 10x20 storage container near a large enclosed goat area with a goat shelter and water trough.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Pet Store Cafe & Coffee Shop Coworking & Hybrid Office Bar & Pub Restaurant Real Estate Agency Nursing Home Nursing Home

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boley
    County
    Okfuskee
    State
    Oklahoma
    Longitude
    -96.47
    Latitude
    35.5157

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 20 acre property with lake, wooded areas, and wildlife.
    Where is this agricultural land / farmland located?
    The property is located at 101174 N 3680 Road Boley, OK.
    What is the asking price?
    The asking price for this property is $125,000.
    What are key features of this property?
    This property features: 20‑acre property featuring a semi‑private lake abundant with fish and water lilies.; Abundant wildlife, including deer and turkey, ideal for hunting and foraging.; **Fully insulated 12x20 lofted barn/shed with double lofts, indoor/outdoor showers, and tankless hot water heater.**
    (405) 638-5048
    We can help!
    Listing Contact
    Patricia Spurr
    Request Owner's contact information
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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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