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    Oklahoma Ranch Land For Sale Title is generated by Realmo AI

    TBD N 4620 lot 2, Shady Point, OK 74956

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    Claim this Listing
    For Sale
    $990,000

    LAND - Shady Point, OK

    Lot size:
    230.00 Acres
    Added:
    Mar 16, 2026
    Days on Market:
    61
    Last Refresh:
    May 15 at 3:06 pm

    Property Features for TBD N 4620 lot 2

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0000-05-07N-24E-0-005-00
    Lot size
    230.00 Acres

    Taxes and HOA fees

    Tax Description
    SEC 5 TWP 7N RNG 24E LOTS 3 & 4 & S1/2 NW & NE SW NE & LOT 2 & W1/2 SW NE B1595 P221239 B1601 P888903.
    Tax Annual Amount
    328

    Utilities

    Sewer type
    Other

    We can help!

    Listing Contact
    Ricky Ward

    Listing agent Ricky Ward License #154336

    Listing office ReMax Champion Land Brokers 5021 N. Broadway Ste C, Poteau, OK

    Listing date Mar 16, 2026

    MLS# 1087728 Listing URL

    Copyright © 2026 Western River Valley Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey cattle operation: 240 acres m/l, mostly pastureland, fenced and crossfenced, ready for cattle.
    • Excellent location: Southeast Oklahoma, less than 4 hours from Dallas, 3 hours from OKC, 2 hours from Tulsa.
    • Water resources: 4 ponds stocked with bluegill and bass.
    • Good pasture and hay conditions: 85% open with bermuda, clovers, and native grasses; good soils.
    • Wildlife habitat: Scattered trees, pine thicket, and ponds provide habitat for deer, ducks, and small game.
    • Functional improvements: Good perimeter and cross fencing, small set of working pens.

    Overview

    Located in LeFlore County, Southeast Oklahoma, near Shady Point, this 240-acre property is less than 4 hours from Dallas, 3 hours from Oklahoma City, and 2 hours from Tulsa. The site consists mostly of pastureland suitable for a cattle operation, with scattered trees and a small pine thicket. The land is level, fenced, and cross-fenced, featuring four ponds. Electric utilities are available. Approximately 85% of the land is open pasture, with a mix of bermuda, clovers, and native grasses. Timber is strategically placed to provide shade for cattle and enhance wildlife habitat. Access to the property is via a county road. The property includes good perimeter and cross fencing. Four ponds are present on the property, stocked with bluegill and bass. The property is managed well and suitable for cattle. A small set of working pens is located on the property. The property features good soils for pasture and hay production. The property is ready for cattle.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Shady Point
    County
    Le Flore
    State
    Oklahoma
    Longitude
    -94.6706
    Latitude
    35.1273

    FAQs

    What type of property is this?
    Ranch - 240 acre ranch in Shady Point, Oklahoma.
    Where is this ranch located?
    The property is located at TBD N 4620 lot 2 Shady Point, OK.
    What is the asking price?
    The asking price for this property is $990,000.
    What are key features of this property?
    This property features: Turnkey cattle operation: 240 acres m/l, mostly pastureland, fenced and crossfenced, ready for cattle.; Excellent location: Southeast Oklahoma, less than 4 hours from Dallas, 3 hours from OKC, 2 hours from Tulsa.; Water resources: 4 ponds stocked with bluegill and bass.
    (918) 649-0201
    We can help!
    Listing Contact
    Ricky Ward
    Real Estate License ID: 154336
    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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