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    Marina and Mobile Home Resort Title is generated by Realmo AI

    63251 E 256 Road, Grove, OK 74344

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    Waterfront marina and resort with covered boat slips, leased mobile home sites, rental cabins, and an on-site café.

    Type:Land, Special Purpose
    Property size:
    1,792 SF
    Lot size:
    22.00 Acres
    Price / SF:
    $1,953/SF
    Added:
    Jun 2, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 2:35 am

    Property Features for 63251 E 256 Road

    General Information

    Standard status
    Active
    Size
    1,792 SF
    Lot size
    22.00 Acres
    Property subtype
    Land, Special Purpose

    Building Details

    Year Built
    1968

    We can help!

    Listing Contact
    Teresa Poindexter

    Listing agent Teresa Poindexter License #173954

    Listing office Keller Williams Grand Lake

    Listing date Jun 2, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Grand Lake

    HighLights

    • Blue Bluff Harbor Marina & Mobile Home Resort on approx. 22+ acres with 2,415+ feet of shoreline
    • 45 covered boat slips plus 45 leased mobile home spaces and 5 courtesy boat slips
    • On‑site amenities include a dedicated fishing dock, swim dock, and boat launch
    • Includes 13 rental cabins, an operational café, and restroom facilities
    • On‑site community building, office facilities, and restroom facilities support multiple guest and resident uses
    • Waterfront property offers multiple revenue sources including marina, leased mobile home spaces, cabins, and café

    Overview

    Blue Bluff Harbor Marina & Mobile Home Resort is a waterfront property on Grand Lake featuring 45 covered boat slips, 45 leased mobile home spaces, and 5 courtesy boat slips. The resort also includes a dedicated fishing dock, a swim dock, and an onsite boat launch. On land, it offers 13 rental cabins along with an operational café, community building, office facilities, and restroom facilities.

    The property is located at 63251 E 256 Road in Grove, OK, and is positioned along an extensive shoreline measured at approximately 2,415+ feet. Public information describes the harbor as encompassing approximately 22+ acres, with additional undeveloped acreage remaining.

    This mix of docked marina capacity, mobile home occupancy, and cabin rentals supports a turnkey hospitality and recreation-style operation for buyers seeking a lakefront investment that already includes guest amenities. The presence of dedicated docks, an onsite launch, and a café can help provide on-site convenience for residents and visitors, while the undeveloped acreage described in the materials may allow for expansion of existing resort components or additional waterfront amenities, subject to applicable approvals.
    Location Intelligence

    Current Use by Public Records

    Blue Bluff Harbor Hotel & Motel

    Suggested Use

    Real Estate Agency Pharmacy Hotel & Motel Cafe & Coffee Shop Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Grove
    County
    Delaware
    State
    Oklahoma
    Longitude
    -94.74621
    Latitude
    36.646186

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    FAQs

    What type of property is this?
    Marina - Waterfront marina and resort with covered boat slips, leased mobile home sites, rental cabins, and an on-site café.
    Where is this marina located?
    The property is located at 63251 E 256 Road Grove, OK.
    What is the asking price?
    The asking price for this property is $3,500,000.
    What are key features of this property?
    This property features: Blue Bluff Harbor Marina & Mobile Home Resort on approx. 22+ acres with 2,415+ feet of shoreline; 45 covered boat slips plus 45 leased mobile home spaces and 5 courtesy boat slips; On‑site amenities include a dedicated fishing dock, swim dock, and boat launch
    (918) 787-7653 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Teresa Poindexter
    Real Estate License ID: 173954
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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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