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    80 S County Road 4440 McCurtain, OK 74944

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    For Sale
    $259,500

    80 acres in McCurtain, OK with ponds and creek.

    Lot size:
    80.00 Acres

    Property Features for 80 S County Road 4440

    General Information

    Standard status
    Active
    Lot size
    80.00 Acres

    We can help!

    Listing Contact
    Drew Ary
    Source: Kw

    Listing Agency: Keller Williams Realty Advantage Listing Agent: Drew Ary

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

    Learn more

    Overview

    80 Acres with Ponds and Creek

    This 80 +/- acre property in McCurtain, Oklahoma, features a blend of usability, location, and natural features. The land is mostly flat with open, maintained areas, suitable for a homesite, family farm, weekend getaway, or small cattle operation. Two ponds and a creek run through the property, providing natural water sources. The western property line is lined with mature trees, offering privacy and shade while keeping the majority of the acreage open. The property could support livestock, a hay operation, or recreational use with room to add trails, food plots, or a shop and barndominium. McCurtain offers a quiet, rural environment near State Highways 26 and 31, providing reliable access. The area is known for affordable land ownership, hunting and recreational opportunities. This acreage includes flat terrain, natural water sources, privacy, mature trees, easy access to highways, and nearby utilities. It is suitable for long-term land investment or building a rural homestead.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    McCurtain
    County
    Haskell
    State
    Oklahoma
    Longitude
    -95.1213536
    Latitude
    35.1240525

    Nearby Similar for Sale

    • $440,500
      Pending

      160 Acres in Mccurtain, OK

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      1300 E Rd, McCurtain, OK 74944
      View Details
    • Contact for pricing

      Oklahoma Farmland with Mobile Home

      80 acres with mobile home, pond, pasture, and shop.
      27291 370Th Ave, McCurtain, OK 74944
      View Details

    FAQs

    What type of property is this?
    Agricultural land - 80 acres in McCurtain, OK with ponds and creek.
    Where is this agricultural land located?
    The property is located at 80 S County Road 4440 McCurtain, OK.
    What is the asking price?
    The asking price for this property is $259,500.
    What are key features of this property?
    This property features: - 80 +/- acres of mostly flat, well-maintained land suitable for homesite, farm, getaway, or cattle operation.; - Two ponds and a creek provide natural water sources.; - Western property line features mature trees for privacy and shade.
    (918) 633-4325
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    80 S County Road 4440 McCurtain, OK 74944
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    McCurtain, OK 74944
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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
    80 S County Road 4440 McCurtain, OK 74944
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    We can help!
    Listing Contact
    Drew Ary
    Real Estate License ID: 158983
    (918) 633-4325 (918) 361-5904 (918) 884-5263
    Learn more
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