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    Pasture and Woodland Blend Title is generated by Realmo AI

    Four Corners Road, Bokoshe, OK 74930

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    Claim this Listing
    For Sale
    $440,000

    LAND - Bokoshe, OK

    Lot size:
    110.00 Acres
    Added:
    Mar 16, 2026
    Days on Market:
    72
    Last Refresh:
    May 26 at 10:06 pm

    Property Features for Four Corners Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    TM
    Standard status
    Active
    APN
    0000-34-08N-23E-0-005-00
    Lot size
    110.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    SEC 34 TWP 8N RNG 23E E1/2 NE SW & NW SE & N1/2 NE SE & NW SW SE & S1/2 SW SE B1595 P221239 B1601 P888903.
    Tax Annual Amount
    112

    We can help!

    Listing Contact
    Trina R. Ward

    Listing agent Trina R. Ward License #158071

    Listing office RE/MAX Champion Land 205 W Main, Poteau, OK

    Listing date Mar 16, 2026

    MLS# 2609202 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

    • 110 acres m/l of pasture and woodland, ideal for grazing and wildlife
    • Excellent location in Southeast Oklahoma, near premier cattle ranches and easily accessible from major cities
    • Good perimeter and cross fencing, suitable for cattle operation
    • Water resources include 3 ponds and a wet weather stream
    • Abundant wildlife, including deer and bald eagles
    • Utilities available: Electric and phone

    Overview

    Located in LeFlore County, Southeast Oklahoma, approximately 5 miles south of Milton, this 110-acre property offers a blend of pasture and woodland suitable for grazing and wildlife habitat. The land, nearly level to moderately sloping, includes a potential building location secluded from city life. Approximately 75% of the area is open pasture with bermuda, clovers, and native grasses, with timber left for shade and wildlife enhancement. The property has good perimeter and cross fencing. Water sources include three ponds and a wet weather stream drainage. The area is known for deer hunting, with dedicated cover to support wildlife, including bald eagles. The property, accessed by a county road, has been a family cattle operation. The terrain is diverse, offering both aesthetic appeal and productivity, with soils and terrain ideal for pasture and hay conditions. Electric and phone utilities are available.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Bokoshe
    County
    Le Flore
    State
    Oklahoma
    Longitude
    -94.855806
    Latitude
    35.141908

    Nearby Similar for Sale

    • $520,000

      130 Acres in Bokoshe, OK

      Multi-use property with pasture, woodland, and recreational opportunities.
      Fox Hill, Bokoshe, OK 74930
      View Details
    • $440,000

      Oklahoma Land with Creek

      130 acres in Bokoshe, OK, with pasture and creek.
      Fox Hill, Bokoshe, OK 74930
      View Details

    FAQs

    What type of property is this?
    Ranch - 110 acres of pasture and woodland in Bokoshe, Oklahoma.
    Where is this ranch located?
    The property is located at Four Corners Road Bokoshe, OK.
    What is the asking price?
    The asking price for this property is $440,000.
    What are key features of this property?
    This property features: 110 acres m/l of pasture and woodland, ideal for grazing and wildlife; Excellent location in Southeast Oklahoma, near premier cattle ranches and easily accessible from major cities; Good perimeter and cross fencing, suitable for cattle operation
    (918) 658-8067
    We can help!
    Listing Contact
    Trina R. Ward
    Real Estate License ID: 158071
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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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