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    Vinita Ranch with Highway Frontage Title is generated by Realmo AI

    28502 S Highway 82, Vinita, OK 74301

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    Claim this Listing
    For Sale
    $725,000

    Farm/Estate, Ranch - Vinita, OK

    Type:Farm
    Property size:
    1,791 SF
    Lot size:
    77.33 Acres
    Price / SF:
    $404/SF
    Added:
    Nov 13, 2025
    Days on Market:
    182
    Last Refresh:
    May 14 at 5:06 am

    Property Features for 28502 S Highway 82

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Zoning
    300
    Bedrooms
    3
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Living Room
    Parking features
    Garage, Garage - Attached
    Fireplace
    1
    Standard status
    Active
    APN
    0000-33-25N-21E-1-003-00
    Size
    1,791 SF
    Lot size
    77.33 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    1421

    Utilities

    Heating system
    Fireplace(s)

    Building Details

    Year built
    1975
    Year renovated
    1975
    Floors in Building
    1
    Flooring type
    Carpet, Tile
    Building materials
    Brick
    Roof type
    Tile
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Kelli Beisly Minson

    Listing agent Kelli Beisly Minson

    Listing office Vaughn Quality Real Estate LLC 440538 E 340 Rd, Big Cabin, OK

    Listing date Nov 13, 2025

    MLS# 11606149 Listing URL

    Copyright © 2026 My State 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

    • 77.33 acres of pasture land.
    • $25,000 Seller Concession offered.
    • 30x60 Barn with Stalls and Tack Room.
    • Ranch‑style house with 3 beds and 2 baths.
    • Highway 82 frontage with asphalt drive (no gravel roads).
    • Close proximity to Grand Lake of the Cherokees and Route 66.

    Overview

    This property features 77.33 acres of pasture land, a 30x60 barn equipped with stalls and a tack room, and a ranch-style house constructed in 1975. The house provides 1791 square feet of living space, including 3 bedrooms and 2 bathrooms. Located just minutes north of Grand Lake of the Cherokees and 3 miles south of Historic Route 66 Highway, the property offers country living with convenient access via Highway 82 frontage and an asphalt drive. The Will Rogers Turnpike entrance is an 11-minute drive away, providing connectivity to Joplin, MO, and Tulsa, OK, within an hour's drive.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Department Store Discount Store Shopping Center & Mall

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

    Location Insight

    • Map
    • Local Demand
    City
    Vinita
    County
    Craig
    State
    Oklahoma
    Longitude
    -95.060236
    Latitude
    36.604304

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    FAQs

    What type of property is this?
    Farm - 77+ acre ranch near Grand Lake and Route 66.
    Where is this farm located?
    The property is located at 28502 S Highway 82 Vinita, OK.
    What is the asking price?
    The asking price for this property is $725,000.
    What are key features of this property?
    This property features: 77.33 acres of pasture land.; $25,000 Seller Concession offered.; 30x60 Barn with Stalls and Tack Room.
    (918) 221-4342
    We can help!
    Listing Contact
    Kelli Beisly Minson
    Real Estate License ID: 181479
    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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    28502 S Highway 82, Vinita, OK 74301
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