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    Secluded Land Near Illinois River Title is generated by Realmo AI

    115 McSpadden Ridge Road lot 115 & 116, Proctor, OK 74457

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    LAND - Proctor, OK

    Lot size:
    5.00 Acres
    Added:
    Mar 30, 2026
    Days on Market:
    59
    Last Refresh:
    May 27 at 5:06 am

    Property Features for 115 McSpadden Ridge Road lot 115 & 116

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0480-00-006-115-0-000-00
    Lot size
    5.00 Acres

    Taxes and HOA fees

    Tax Description
    Lots 115 & 116, Block 6, Illinois River Ranch, No. 1, a subdivision of Adair County Oklahoma
    Tax Annual Amount
    14

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well Needed

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    Listing Contact
    Glenda Dozier
    Glenda Dozier

    Listing agent Glenda Dozier License #SA00065983

    Listing office Century 21 Lyons & Associates 611 S Mt Olive St. P.O. Box 6568, Siloam Springs, OK

    Listing date Mar 30, 2026

    MLS# 1340984 Listing URL

    Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Access to the Illinois River for rafting, fishing, and swimming
    • Mobiles, RVs, and tiny homes are allowed
    • Electricity available at the road
    • Secluded location for peace and quiet
    • Heavily wooded lots offering privacy
    • Level area located in the center of the ridge

    Overview

    This secluded 5-acre property offers access to the Illinois River for activities such as rafting, fishing, and swimming. The land is heavily wooded. According to the listing, mobile homes, RVs, and tiny homes are permitted. Electricity is available at the road. The high point of the property is located at the center of the ridge where the road is situated, with the more level area extending down to the center point of the valley below. Prospective buyers are advised to independently verify the requirements for water and septic systems. The property is located in Proctor, Oklahoma.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Proctor
    County
    Adair
    State
    Oklahoma
    Longitude
    -94.7456
    Latitude
    35.9712

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    FAQs

    What type of property is this?
    Recreation land - 5 acres of wooded land with river access.
    Where is this recreation land located?
    The property is located at 115 McSpadden Ridge Road lot 115 & 116 Proctor, OK.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Access to the Illinois River for rafting, fishing, and swimming; Mobiles, RVs, and tiny homes are allowed; Electricity available at the road
    (479) 220-1515
    We can help!
    Listing Contact
    Glenda Dozier
    Glenda Dozier
    Real Estate License ID: SA00065983
    Learn More
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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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