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    Established RV Park in Watson, OK Title is generated by Realmo AI

    7247 OK 4, Watson, OK 74963

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    Claim this Listing
    New
    For Sale
    $850,000

    Commercial Business - Watson, OK

    Lot size:
    22.00 Acres
    Added:
    May 21, 2026
    Days on Market:
    2
    Last Refresh:
    May 22 at 2:06 am

    Property Features for 7247 OK 4

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Rooms
    Laundry
    Parking features
    Garage
    Standard status
    Active
    Lot size
    22.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Luke Alston

    Listing agent Luke Alston

    Listing office SmallTown Hunting Properties & Real Estate 5607 Highway 71 South Cove, AR 71937, Cove, OK

    Listing date May 21, 2026

    MLS# 11779389 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

    • Turnkey RV park with 55 full active pads, plus 4 with water and electric.
    • Strategically located near Hochatown, Broken Bow Lake, and ATV/Mountain Bike trails.
    • Professionally designed infrastructure including water, electric, and septic systems.
    • Modern comfort station with laundry room, private bathrooms/showers, and relaxing deck.
    • Pad designs accommodate a range of RV sizes, including extra‑large RVs.
    • Upper terrace pads offer views of the Kiamichi Mountains.

    Overview

    The McCurtain 22 is an established RV park located in Watson, Oklahoma, approximately five miles from the Arkansas state line. The 22-acre park, formerly known as Mountain View RV Park, is strategically positioned near outdoor recreational areas in Southwest Arkansas and Southeast Oklahoma. It is located within an hour's drive of Hochatown, Broken Bow Lake, Billy Creek ATV trails, the Wolf Pen Gap ATV trails, and the future Trails of Mena Mountain Bike venue. The park features 55 full active pads, plus an additional 4 pads with water and electric hookups. The infrastructure, including the water, electric, and septic systems, was professionally planned and built. The pad designs accommodate a range of RV sizes and styles, including extra-large RVs. The upper terrace pads offer views of the Kiamichi Mountains. A modern comfort station at the front of the property includes a full laundry room, four private bathrooms with showers, and a deck. Additional acreage is available: 125 acres with an 11-acre lake.
    Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Suggested Use

    Spa & Massage Center Hair Salon Nail Salon Food Market Grocery & Convenience Store Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    Watson
    County
    McCurtain
    State
    Oklahoma
    Longitude
    -94.54635
    Latitude
    34.43705

    FAQs

    What type of property is this?
    Mobile home & RV park - Turnkey RV park near outdoor recreational areas in Southeast Oklahoma.
    Where is this mobile home & rv park located?
    The property is located at 7247 OK 4 Watson, OK.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: Turnkey RV park with 55 full active pads, plus 4 with water and electric.; Strategically located near Hochatown, Broken Bow Lake, and ATV/Mountain Bike trails.; Professionally designed infrastructure including water, electric, and septic systems.
    (479) 588-1034
    We can help!
    Listing Contact
    Luke Alston
    Real Estate License ID: SA00087612
    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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