Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Remote Wooded Land with Stream Title is generated by Realmo AI

    27800 E Valley Lane, Proctor, OK 74457

    View on Map
    Claim this Listing
    For Sale
    $30,000

    LAND - Proctor, OK

    Lot size:
    2.38 Acres
    Added:
    May 15, 2026
    Days on Market:
    18
    Last Refresh:
    Jun 1 at 1:06 pm

    Property Features for 27800 E Valley Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    2.38 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    CHEROKEE CO. ILLINOIS RIVER RANCH #1 BLK 3-A LT 82 BLK 3A
    Tax Annual Amount
    84

    Utilities

    Water source
    Spring

    We can help!

    Listing Contact
    Susan Littlejohn
    Susan Littlejohn

    Listing agent Susan Littlejohn License #147313

    Listing office C21/Wright Real Estate 103 Mimosa Lane, Tahlequah, OK

    Listing date May 15, 2026

    MLS# 2617966 Listing URL

    Copyright © 2026 MLS Technology, 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

    • Remote 2.38 acre wooded lot with a spring‑fed stream.
    • Located in the foothills of the Ozark Mountains, offering a secluded setting.
    • Suitable for camping, RV living, or building a home.
    • Hunting allowed on the property with few restrictions.
    • Access to outdoor activities like fishing, kayaking, canoeing, and swimming in the Illinois River nearby.
    • Electric and Ozark Go Fiber Optics lines available at the road.

    Overview

    This is a remote, wooded 2.38 acre lot featuring a spring-fed stream. Situated in the foothills of the Ozark Mountains of Eastern Oklahoma, the property is located just south and east of the Chewey Bridge, approximately halfway between Tahlequah, OK, and Siloam Springs, AR. Hunting is permitted on the land with few restrictions. The lot is suitable for camping, RV living, or building a new home. Recreational opportunities such as fishing, kayaking, canoeing, and swimming are available in the nearby Illinois River. Electric and Ozark Go Fiber Optics lines are accessible at the road.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Proctor
    County
    Adair
    State
    Oklahoma
    Longitude
    -94.7456
    Latitude
    35.9712

    Nearby Similar for Sale

    • $115,000

      Proctor Land with New Barndominium

      Land with insulated barndominium shell near Baron Fork Creek.
      72577 S 4644 Road, Proctor, OK 74457
      View Details
    • $525,000

      70 Acres on Illinois River

      70-acre tract with river frontage in Cherokee County, Oklahoma.
      12231 N 569 Road, Proctor, OK 74457
      View Details
    • $650,000

      90 Acres Vacant Land Proctor

      90+/- acres with working pens and barn in Cherokee County.
      TBD D4595 Rd, Proctor, OK 74464
      View Details
    • $129,000

      Heavily Wooded Proctor Land

      10 acres of wooded land near Illinois River recreation.
      N 566 Road, Proctor, OK 74457
      View Details
    • $12,000

      Land Near Illinois River

      Land near Illinois River, ideal for recreation and hunting.
      3163 E Ficken Ridge Road, Proctor, OK 74457
      View Details
    • $15,000

      Land Near Illinois River

      2.96 acres near Illinois River, Proctor, OK. No restrictions.
      28077 Lame Deer Ridge Road, Proctor, OK 74457
      View Details
    • $19,900

      Land in Illinois River Ranch

      3.22 acres near Illinois River, perfect for recreation.
      6387 Sacred Fire Ridge Road lot: 138, Proctor, OK 74457
      View Details
    • $19,900

      Land Near Illinois River

      3.22 acres near Illinois River, perfect for recreation or homesite.
      6387 Sacred Fire Ridge RD lot: 138, Proctor, OK 74457
      View Details
    • $19,500

      Land Near Illinois River

      2.57-acre tract near Illinois River, ready to build.
      29200 Hampton Ridge Road lot: 47, Proctor, OK 74457
      View Details
    • $190,000

      27 Acres Riverfront Land in Oklahoma

      27 acres with over 800 yards of Illinois River frontage.
      TBD E 0635 Rd, Proctor, OK 74457
      View Details
    • $29,900

      Secluded Land Near Illinois River

      5 acres of wooded land with river access.
      115 McSpadden Ridge Road lot: 115 & 116, Proctor, OK 74457
      View Details

    FAQs

    What type of property is this?
    Land - 2.38 acre wooded lot with spring-fed stream in Proctor, OK.
    Where is this land located?
    The property is located at 27800 E Valley Lane Proctor, OK.
    What is the asking price?
    The asking price for this property is $30,000.
    What are key features of this property?
    This property features: Remote 2.38 acre wooded lot with a spring‑fed stream.; Located in the foothills of the Ozark Mountains, offering a secluded setting.; Suitable for camping, RV living, or building a home.
    (918) 456-5288
    We can help!
    Listing Contact
    Susan Littlejohn
    Susan Littlejohn
    Real Estate License ID: 147313
    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
    27800 E Valley Lane, Proctor, OK 74457
    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!