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    Prime Development Land Opportunity Title is generated by Realmo AI

    Alderson Road, Alderson, OK 74522

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    Claim this Listing
    For Sale
    $770,000

    LAND - Alderson, OK

    Lot size:
    7.00 Acres
    Added:
    Feb 27, 2026
    Days on Market:
    88
    Last Refresh:
    May 26 at 2:06 pm

    Property Features for Alderson Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    1532-00-000-080-0-080-02
    Lot size
    7.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    All Lot 80 and 81 South of HWY 270 ROW & all of Lot 82 North of RR ROW Townsite ADD #9

    We can help!

    Listing Contact
    Jonathan Minerick
    Jonathan Minerick

    Listing agent Jonathan Minerick License #3477996

    Listing office Homecoin.com 600 B Street, Ste 300., San Diego, OK

    Listing date Feb 27, 2026

    MLS# 2606626 Listing URL

    Copyright © 2026 MLS Technology, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime corner lot location in a growing community
    • High visibility with over 1500' of visibility from each direction
    • Boasts over 725' of Highway 270 frontage and over 375' on Alderson Road
    • High traffic volume: Over 7700 cars per day
    • Versatile land suitable for various developments including truck stop, storage, multifamily, retail, and billboards
    • Convenient access from Highway 270

    Overview

    This 7-acre corner lot offers a prime development opportunity in a growing community. The property benefits from high visibility from both directions, with a traffic volume exceeding 7,700 cars per day. Its versatile land is suitable for various purposes, including a truck stop, storage facility, multifamily development, billboard signs, and retail. The location provides convenient access from Highway 270, featuring over 725 feet of highway frontage and over 375 feet on Alderson Road, resulting in over 1,500 feet of visibility from each direction. Highway 270 serves as a vital artery connecting McAlester, OK, with numerous communities to the east. The area is known for its ability to sell anything with a for-sale sign placed on the side of the highway.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Alderson
    County
    Pittsburg
    State
    Oklahoma
    Longitude
    -95.702513
    Latitude
    34.902912

    Nearby Similar for Sale

    • $79,900

      10 Acres near McAlester, OK

      10.06 acres of land with development potential near McAlester.
      0000 Alderson Rd, Alderson, OK 74501
      View Details
    • $189,500

      Commercial Land on Highway 270

      4.25 acres of unrestricted commercial land with highway frontage.
      6290 E US Hwy 270, Alderson, OK 74522
      View Details

    FAQs

    What type of property is this?
    Commercial land - Corner lot with high visibility in a growing community.
    Where is this commercial land located?
    The property is located at Alderson Road Alderson, OK.
    What is the asking price?
    The asking price for this property is $770,000.
    What are key features of this property?
    This property features: Prime corner lot location in a growing community; High visibility with over 1500' of visibility from each direction; Boasts over 725' of Highway 270 frontage and over 375' on Alderson Road
    (888) 400-2513
    We can help!
    Listing Contact
    Jonathan Minerick
    Jonathan Minerick
    Real Estate License ID: 3477996
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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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    Alderson Road, Alderson, OK 74522
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