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    Pauls Valley RV Park Portfolio Title is generated by Realmo AI

    32866 Airline Road, Pauls Valley, OK 73025

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    For Sale
    $2,500,000

    MULTI_FAMILY - Pauls Valley, OK

    Lot size:
    11.14 Acres
    Added:
    Dec 15, 2025
    Days on Market:
    153
    Last Refresh:
    May 17 at 3:06 pm

    Property Features for 32866 Airline Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    32866NONEAirline73025
    Lot size
    11.14 Acres

    Building Details

    Year built
    2015

    We can help!

    Listing Contact
    Ana Hunt

    Listing agent Ana Hunt

    Listing office LRE Realty LLC 3020 E Britton Rd., Oklahoma City, OK

    Listing date Dec 15, 2025

    MLS# 1209485

    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

    • Two‑property portfolio sale (Pauls Valley and Ponca City) offering scalability.
    • Established RV park with existing infrastructure and demand for short- and long‑term stays.
    • Significant expansion potential with ~30 additional sites.
    • 54 existing RV lots with 50‑amp service.
    • On‑site management in place for both properties, reducing owner involvement.
    • Located on +/-11.14 acres with amenities including city water/septic, WiFi, bathrooms with showers, and laundry facilities.

    Overview

    This RV park investment opportunity is offered as a two-property portfolio sale, exclusively with a sister RV park in Ponca City, OK. This established park benefits from existing infrastructure and demand for both short- and long-term RV stays. The property features approximately 11.14 acres with 54 existing RV lots equipped with 50-amp service, and potential for approximately 30 additional sites. Utilities include city water and a septic system. Amenities include WiFi via AtLink, four bathrooms with showers, and two washers and two dryers. Rental rates are $40 daily, $250 weekly, $500 monthly for uncovered sites, and $600 monthly for covered sites. The property utilizes shared on-site management for both properties, with a manager overseeing both the Ponca City and Pauls Valley RV Parks. The management cost is $1,200 per month, and the manager resides on-site at Pauls Valley at no cost. This presents a scalable operation with reduced owner involvement.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Green Park RV ... Campground & RV Park

    Suggested Use

    Food Market Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Pauls Valley
    County
    Garvin
    State
    Oklahoma
    Longitude
    -97.267928
    Latitude
    34.704295

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    FAQs

    What type of property is this?
    Mobile home & RV park - RV park investment opportunity with expansion potential in Pauls Valley.
    Where is this mobile home & rv park located?
    The property is located at 32866 Airline Road Pauls Valley, OK.
    What is the asking price?
    The asking price for this property is $2,500,000.
    What are key features of this property?
    This property features: Two‑property portfolio sale (Pauls Valley and Ponca City) offering scalability.; Established RV park with existing infrastructure and demand for short- and long‑term stays.; Significant expansion potential with ~30 additional sites.
    (405) 287-4886
    We can help!
    Listing Contact
    Ana Hunt
    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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