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    RV Park Investment Property Title is generated by Realmo AI

    39603 Elm Street, Fanshawe, OK 74935

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    Claim this Listing
    New
    For Sale
    $99,000

    Multi-Unit (2-4) - Fanshawe, OK

    Lot size:
    1.93 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 39603 Elm Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Lot size
    1.93 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Robert Carter

    Listing agent Robert Carter

    Listing office United Country-Mixon Realty & Auctions 2507 N Broadway St, Poteau, OK

    Listing date Jun 2, 2026

    MLS# 11799580 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

    • 1.93‑acre Rocky Oak RV Park in Fanshawe, OK, with four existing RV sites and potential to expand to 12–14 sites
    • All four RV sites include electric hookups, water, and sewer hookups for each pad
    • Three pull‑through sites plus one back‑in site with a 20' x 40' RV carport on a concrete slab
    • Surrounded on 3 sides by paved roads with easy ingress and egress to the RV sites
    • Road running through the center of the property to support future pull‑through RV pad expansion
    • On‑site cased well and a large in‑ground storm shelter for weather protection

    Overview

    This 1.93-acre RV park currently features four RV sites with electric hookups, water, and sewer service, each set among shade trees. Three of the current sites are pull-through, while the fourth is a back-in site with a 20' x 40' RV carport on a concrete slab. The property is gently sloped and includes a central road that helps support additional pull-through pad layouts as the park expands. An in-ground storm shelter is also on site for weather-related needs.

    Located in Fanshawe, Oklahoma, the park sits in a quiet area approximately four blocks off Highway 270. The property is surrounded on three sides by paved roads, providing straightforward ingress and egress to the RV sites. Fanshawe is a small community with local services including a fire department, post office, and public school, and it’s within a short drive of groceries and other conveniences in nearby Red Oak or Wister.

    For investors or operators, the setup offers a practical pathway to growth, with the current four sites having potential to expand to approximately 12–14 sites. The combination of shade coverage, utility availability, and the internal roadway layout can support an expansion plan designed to keep many sites pull-through for guest convenience. A cased well is present on the property; however, the current owner does not know its history, volume, or water quality.
    Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Fanshawe
    County
    Le Flore
    State
    Oklahoma
    Longitude
    -94.909481
    Latitude
    34.947922

    FAQs

    What type of property is this?
    Campground - Income-producing RV park with existing utilities and pull-through opportunities, plus room to expand site count.
    Where is this campground located?
    The property is located at 39603 Elm Street Fanshawe, OK.
    What is the asking price?
    The asking price for this property is $99,000.
    What are key features of this property?
    This property features: 1.93‑acre Rocky Oak RV Park in Fanshawe, OK, with four existing RV sites and potential to expand to 12–14 sites; All four RV sites include electric hookups, water, and sewer hookups for each pad; Three pull‑through sites plus one back‑in site with a 20' x 40' RV carport on a concrete slab
    (918) 647-9114
    We can help!
    Listing Contact
    Robert Carter
    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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    39603 Elm Street, Fanshawe, OK 74935
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