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    Skiatook Land Development Opportunity Title is generated by Realmo AI

    3200 E Highway 20, Skiatook, OK 74040

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    For Sale
    $1,200,000

    LAND - Skiatook, OK

    Lot size:
    30.00 Acres
    Added:
    Apr 23, 2025
    Days on Market:
    386
    Last Refresh:
    May 13 at 11:06 pm

    Property Features for 3200 E Highway 20

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Multi-Family
    Standard status
    Active
    APN
    3200EHighway2074040
    Lot size
    30.00 Acres

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Brian Merzlock

    Listing agent Brian Merzlock License #177528

    Listing office Keller Williams Realty Adv. 25101 E 71st St. South, Tulsa, OK

    Listing date Apr 23, 2025

    MLS# 1166445 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

    • Approved for Multi‑Family Development: Land use overlay already approved by the City of Skiatook.
    • Prime Location: Situated directly off Highway 20 with high traffic count (15,500 AADT) and less than one mile from US Highway 75.
    • City Utilities Available: City water, electric, and gas readily available at the road.
    • Large Acreage: 30 +/- acres within Skiatook city limits.
    • Convenient Access: 15 minutes to Downtown Tulsa and Tulsa International Airport.
    • Growing Community: Located in Skiatook, a thriving town with steady population growth, good schools, and a lower cost of living.

    Overview

    This 30-acre property in Skiatook, Oklahoma, presents a development opportunity with multi-family overlay approved by the city. Located directly off Highway 20, the site benefits from a high annual average daily traffic count of 15,500. The location is less than one mile from US Highway 75, providing access to major transportation routes. City water, electric, and gas are available at the road. It is located 15 minutes from both Downtown Tulsa and Tulsa International Airport, and 30 minutes to the Tulsa Port Waterway. A trade school is within 25 miles. Water lines are at the property. The property is located in a growing community with a public school system, a lower cost of living, and a lake-centered lifestyle. The property's location at the crossroads of major highways makes it suitable for retail, mixed-use, or industrial projects. Tulsa County APN numbers are 92328-23-28-45210 (9.66 acres) and 92329-23-29-14720 (59.41 acres).
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Skiatook
    County
    Tulsa
    State
    Oklahoma
    Longitude
    -95.943877
    Latitude
    36.363403

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    FAQs

    What type of property is this?
    Commercial land - 30-acre development site with multi-family overlay in Skiatook, Oklahoma.
    Where is this commercial land located?
    The property is located at 3200 E Highway 20 Skiatook, OK.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Approved for Multi‑Family Development: Land use overlay already approved by the City of Skiatook.; Prime Location: Situated directly off Highway 20 with high traffic count (15,500 AADT) and less than one mile from US Highway 75.; City Utilities Available: City water, electric, and gas readily available at the road.
    (208) 680-8000
    We can help!
    Listing Contact
    Brian Merzlock
    Real Estate License ID: 177528
    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.

    More about this property
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    3200 E Highway 20, Skiatook, OK 74040
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