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    Productive Grain & Pasture Farmland Title is generated by Realmo AI

    Drummond Area, Drummond, OK 73735

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    For Sale
    $280,000

    Vacant Land - Drummond, OK

    Lot size:
    156.12 Acres
    Added:
    May 27, 2026
    Days on Market:
    11
    Last Refresh:
    Jun 6 at 9:06 am

    Property Features for Drummond Area

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Lot size
    156.12 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Vicki Wiggins Allen

    Listing agent Vicki Wiggins Allen

    Listing office Wiggins Auctioneers & Realty 701 W. Maine Ave, Enid, OK

    Listing date May 27, 2026

    MLS# 11801181 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

    • Auction: Thursday, July 16, 2026 at 10:00 A.M. at Spring Hill Suites by Marriott, 5815 KL Dr., Enid, OK
    • Farm #3 totals 156.12 +/- acres in the Drummond‑Ames area (Farm #3 is 1/2 mile off the Ames blacktop)
    • 97.93 acres of cropland (not farmed in several years) with a 97.39‑acre wheat base and a 34 bu./ac. PLC yield
    • Balance of the land is grass pasture with a few scattered trees
    • Potential waterfowl hunting in wetter seasons due to tight soils holding surface water; principle soil types include Lovedale fine sandy loams, Meno‑Bocox, and Carwile loam
    • Perimeter and cross fences, plus rocked road along the S. side and a county road along the E. side

    Overview

    This offering includes Farm #3 with 156.12 +/- acres of productive small grain/livestock ground. The property consists of 97.93 acres of cropland that has not been farmed in several years, along with a 97.39-acre wheat base and a 34 bu./ac. PLC yield. The balance is grass pasture with a few scattered trees. Documented soil types include Lovedale fine sandy loams (Class II), Meno-Bocox (Class III), and Carwile loam (Class V). Improvements include perimeter and cross fences.

    The land is described as the Southeast Quarter (SE/4) of Section Five (5), Township Twenty (20) North, Range Eight (8), less and except an approx. 3.88-acre tract for the home and acreage. A rocked road runs along the south side, and there is a county road along the east side. The remarks note waterfowl hunting potential during wetter seasons due to tight soils that hold surface water, creating habitat and feeding areas for migrating ducks and geese.

    Possession of the cropland is to be given upon signing the purchase contract and acceptance of the escrow deposit, while possession of the grassland is to be given at closing subject to an existing lease that expires August 1, 2026. Minerals are not included (“Do not sell”). Taxes for the entire quarter were approximately $617.00 for 2025 without homestead exemption, and 2026 taxes will be prorated to the day of closing. The sale is an auction with a 3% buyer’s premium added to the high bid, and terms of 10% escrow day of auction with the balance due upon delivery of merchantable title.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Drummond
    County
    Garfield
    State
    Oklahoma
    Longitude
    -98.0409
    Latitude
    36.2387

    Nearby Similar for Sale

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      Drummond Area, OK, Drummond, OK 73735
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    • $145,000

      Productive Grain Farm Land

      Auction offering productive small grain and livestock acreage with level cropland and established water features.
      Drummond Area, Drummond, OK 73735
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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Auction farmland with cropland, pasture, and waterfowl hunting potential, plus perimeter and cross fencing.
    Where is this agricultural land / farmland located?
    The property is located at Drummond Area Drummond, OK.
    What is the asking price?
    The asking price for this property is $280,000.
    What are key features of this property?
    This property features: Auction: Thursday, July 16, 2026 at 10:00 A.M. at Spring Hill Suites by Marriott, 5815 KL Dr., Enid, OK; Farm #3 totals 156.12 +/- acres in the Drummond‑Ames area (Farm #3 is 1/2 mile off the Ames blacktop); 97.93 acres of cropland (not farmed in several years) with a 97.39‑acre wheat base and a 34 bu./ac. PLC yield
    (580) 233-3066
    We can help!
    Listing Contact
    Vicki Wiggins Allen
    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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