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    Property profile & analytics

    Ray Fine Blvd Roland, OK 74954

    • Land
    • 8.00 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Ray Fine Blvd

    Lot size
    8.00 lot acres
    Property type
    Land

    Description

    This exceptional 8-acre commercial land parcel presents a unique investment opportunity in Roland, Oklahoma. Strategically located on W Ray Fine Blvd, this property boasts unparalleled visibility and accessibility, situated directly across from the Cherokee Casino & Resort and conveniently positioned at the I-40 Interstate ramp off Highway 64. The asking price is $607,000, translating to a land value of $1.75 per square foot. Its prime location offers significant advantages for businesses seeking high traffic exposure and proximity to a major entertainment destination. The property's proximity to downtown Fort Smith, Arkansas, further enhances its appeal, providing access to a larger regional market. With its substantial size and strategic location, this land is ideal for a wide range of commercial developments, capitalizing on the high traffic volume generated by the casino and interstate access. The property's APN is 0000-26-01-026-0-012-00, and the zip code is 74954. This is a rare opportunity to acquire a highly visible and well-situated commercial property in a rapidly growing area. Don't miss this chance to secure a piece of prime Oklahoma real estate.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Roland
    County
    Sequoyah
    State
    Oklahoma
    Longitude
    -94.5279
    Latitude
    35.4051

    Comparable in this City

    • Value Estimation by Request
      1.29 Acres

      224 Ray Fine Blvd-Tract

      Land • 1.29 Acres
      224 Ray Fine Blvd-Tract, Roland, OK 74954
      View Details
    • Value Estimation by Request
      1.29 Acres

      224 Ray Fine Blvd-Tract

      Land • 1.29 Acres
      224 Ray Fine Blvd-Tract, Roland, OK 74954
      View Details
    • Value Estimation by Request
      16.50 Acres

      Us-64

      Land • 16.50 Acres
      0 Us-64, Roland, OK 74954
      View Details
    • Value Estimation by Request
      2.11 Acres

      224 Ray Fine Blvd-Tract

      Land • 2.11 Acres
      224 Ray Fine Blvd-Tract, Roland, OK 74954
      View Details
    • Value Estimation
      $180,000
      900 SF

      Roland, OK 74954

      COMMERCIAL (GENERAL) • 900 SF
      Roland, OK 74954
      View Details
    • Value Estimation by Request
      2.02 Acres

      Roland, OK 74954

      VACANT COMMERCIAL LAND • 2.02 Acres
      Roland, OK 74954
      View Details

    Similar Nearby for Sale

    • $220,000
      1.29 Acres

      Prime Roland Commercial Land

      1.29-Acre Commercial Lot, $220K
      224 Ray Fine Blvd-Tract, Roland, OK 74954
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    • $1,293,732
      4.95 Acres

      Prime Roland Commercial Land

      4.95 Acres, I-40 Visibility
      113 Ray Fine Blvd, Roland, OK 74954
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    • $418,176
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      Prime Roland Commercial Land

      1.6 Acres, High-Traffic Location
      113 Ray Fine Blvd, Roland, OK 74954
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    • $1,200,000
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      Roland Commercial Land - Hwy 64 Frontage

      16.5 Acres, Highway 64 Access, Development Ready
      0 Us Highway 64, Roland, OK 74954
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    • $182,812
      1.29 Acres

      Prime Roland Commercial Land

      1.29 Acres, $182,812
      224 Ray Fine Blvd-Tract, Roland, OK 74954
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    • $460,000
      2.11 Acres

      Prime Roland Commercial Land

      2.11 Acres, $460,000
      224 Ray Fine Blvd-Tract, Roland, OK 74954
      View Details
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    Ray Fine Blvd
    Roland, OK 74954
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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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