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    Residential Land in Blanchard, OK Title is generated by Realmo AI

    2164 N County Street N2950, Blanchard, OK 73010

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    Claim this Listing
    For Sale
    $43,500

    LAND - Blanchard, OK

    Lot size:
    0.50 Acres
    Added:
    Dec 18, 2025
    Days on Market:
    157
    Last Refresh:
    May 24 at 12:06 pm

    Property Features for 2164 N County Street N2950

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Standard status
    Active
    APN
    2164NCountyStreetN295073010
    Lot size
    0.50 Acres

    Utilities

    Sewer type
    Aerobic Septic
    Water source
    Public

    We can help!

    Listing Contact
    Deborah Allison
    Deborah Allison

    Listing agent Deborah Allison License #140437

    Listing office Deborah Allison Real Estate 28398 Ladd AVE, Washington, OK

    Listing date Dec 18, 2025

    MLS# 1206628 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

    • Large residential lots ranging from 0.5 to 1.5 acres, outside city limits.
    • Option to bring your own builder or choose from preferred builders within the development.
    • Shops allowed up to 2400 sq. ft.
    • Utilities available: OEC Electric & Fiber Optic High Speed Internet, Rural Water, Private Septic.
    • Waterfront lots available.
    • HOA plans for walking trails down to the waterfront.

    Overview

    Residential lots are available within the Hux Grove development, which is not located within city limits. Lot sizes range from approximately 0.5 acres to 1.5 acres. Shops up to 2400 square feet are permitted. The development features blacktop roads and is accessible from the Winter Creek addition and golf course via CS2970 and CR1340, or from SH62 at Elm Road/CR1340. Waterfront and interior lots are available at varying price points. The Hux Grove Homeowners Association (HOA) has plans for walking trails leading to the waterfront. School options for children and teenagers include elementary to high school in Blanchard, Middleberg, Dibble, Amber-Pocasset, and Chickasha. Utilities include OEC Electric & Fiber Optic High Speed Internet, with Pioneer also offering landlines and internet service. Rural water is metered by Blanchard, and private septic systems are required. Waste Connections provides trash pick-up services. Hux Grove is a new plat offered by the developers of the Selah community in Goldsby, Oklahoma.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Blanchard
    County
    McClain
    State
    Oklahoma
    Longitude
    -97.741266
    Latitude
    35.078635

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    FAQs

    What type of property is this?
    Residential land & home lot - Residential lots available in Hux Grove development, Blanchard, OK.
    Where is this residential land & home lot located?
    The property is located at 2164 N County Street N2950 Blanchard, OK.
    What is the asking price?
    The asking price for this property is $43,500.
    What are key features of this property?
    This property features: Large residential lots ranging from 0.5 to 1.5 acres, outside city limits.; Option to bring your own builder or choose from preferred builders within the development.; Shops allowed up to 2400 sq. ft.
    (405) 249-2810
    We can help!
    Listing Contact
    Deborah Allison
    Deborah Allison
    Real Estate License ID: 140437
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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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    2164 N County Street N2950, Blanchard, OK 73010
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