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    Turn-Key Hunting and Recreational Land Title is generated by Realmo AI

    1440 N 4050 Rd, Boswell, OK 74727

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    Dense hardwood forest with oak habitat and a home setup supports convenient hunting-camp use year after year.

    Type:Land
    Property size:
    2,556 SF
    Price / SF:
    $492/SF
    Added:
    Jun 2, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 3 at 1:35 pm

    Property Features for 1440 N 4050 Rd

    General Information

    Standard status
    Active
    Size
    2,556 SF
    Property subtype
    Land

    We can help!

    Listing Contact
    Trevor Potts

    Listing agent Trevor Potts License #158770

    Listing office Legendary Land Co.

    Listing date Jun 2, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Legendary Land Co.

    HighLights

    • Rock Creek Ranch in central Choctaw County is a hunting and recreational tract with dense hardwood forest and oak habitat
    • Property includes several species of oak that produce acorns each fall
    • Rock Creek drains over 4,000 acres and functions as a wildlife corridor, especially during the whitetail deer rut each November
    • Managed as a trophy hunting property and wildlife sanctuary
    • A tasteful home is located in the northeast corner of the property for hunting‑camp and family gathering use

    Overview

    Rock Creek Ranch is a turn-key hunting and recreational tract in central Choctaw County designed for comfortable family use. The majority of the property is dense hardwood forest with multiple oak species that produce acorns each fall. The land has been managed as a trophy hunting property and a wildlife sanctuary, supporting a habitat-focused ownership experience.

    Rock Creek drains over 4,000 acres to the west of the property and functions as a wildlife corridor, particularly during the whitetail deer rut in November. A tasteful home is situated in the northeast corner of the property, offering an established base for hunting camp, family gatherings, and extended long weekends.

    For buyers seeking a self-contained retreat, this ranch combines mature hardwood cover, seasonal deer corridor access tied to the creek, and an on-site residence positioned for practical use during hunting season. The property’s history of wildlife sanctuary management and its fall acorn production add to the overall hunting and recreation fit for a range of buyer goals, from weekend getaways to full-season use.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Hair Salon Auto Parts Store Food Market Storage Facility Grocery & Convenience Store Discount Store Cafe & Coffee Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Boswell
    County
    Choctaw
    State
    Oklahoma
    Longitude
    -95.8258
    Latitude
    34.0262

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    FAQs

    What type of property is this?
    Hunting land - Dense hardwood forest with oak habitat and a home setup supports convenient hunting-camp use year after year.
    Where is this hunting land located?
    The property is located at 1440 N 4050 Rd Boswell, OK.
    What is the asking price?
    The asking price for this property is $1,259,665.
    What are key features of this property?
    This property features: Rock Creek Ranch in central Choctaw County is a hunting and recreational tract with dense hardwood forest and oak habitat; Property includes several species of oak that produce acorns each fall; Rock Creek drains over 4,000 acres and functions as a wildlife corridor, especially during the whitetail deer rut each November
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Trevor Potts
    Real Estate License ID: 158770
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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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    1440 N 4050 Rd, Boswell, OK 74727
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