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    The Largest CRE Database in the US with Over 1 Million Listings

    12444 SW Green Dr Culver, OR 97734

    Sponsored
    For Sale
    $2,300,000

    Farm, Other - Culver, OR

    Type:Farm
    Property size:
    3,400 SF
    Lot size:
    107.72 Acres
    Days on Market:
    148
    Last Refresh:
    Jan 30 at 10:06 pm

    Property Features for 12444 SW Green Dr

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    EFU-A1
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bonus Room, Dining Room, Great Room, Kitchen, Laundry, Living Room, Office
    Bedrooms
    4
    Bathrooms
    3
    APN
    5348
    Interior features
    Breakfast Bar, Ceiling Fan(s), Double Vanity, Fiberglass Stall Shower, Kitchen Island, Open Floorplan, Pantry, Primary Downstairs, Shower/Tub Combo, Soaking Tub, Solid Surface Counters, Vaulted Ceiling(s), Walk-In Closet(s)
    Exterior features
    Courtyard, RV Hookup
    Appliances
    Dishwasher, Dryer, Microwave, Refrigerator, Washer
    Size
    3,400 SF
    Lot size
    107.72 Acres

    Utilities

    Heating system
    Electric (Heating), Heat Pump (Heating), Propane (Heating)
    Cooling system
    Heat Pump

    Building Details

    Year built
    2004
    Floors in Building
    1
    Flooring type
    Carpet, Laminate, Tile
    Building materials
    Frame
    Roof type
    Composition, Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Alexander P Robertson
    Alexander P Robertson

    Fay Ranches (541) 419-0770

    Listing agent Alexander P Robertson (800) 238-8616 License #201218114

    Listing date Sep 5, 2025

    MLS# 220204565 Listing URL

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

    Learn more

    Property Insight Report

    Overview

    Livestock Farm with Mountain Views

    Mountain View Livestock Farm, situated just outside of Culver, Oregon, presents an opportunity to own a 107.72-acre property designed for animal care and operational efficiency. The farm benefits from a backdrop of the Cascade Mountains and is located less than an hour from Bend and approximately two hours from Portland. The property is designed to accommodate a variety of livestock. Improvements include a 3,400 square foot metal-framed home, a large multi-use barn with feed storage, indoor corrals, a dedicated vet room, and an apartment with an upstairs office offering mountain views. Additionally, there is a second barn with 8 stalls with runs, and a smaller 5-stall horse barn. The property also includes 13 livestock shade shelters and over 30 automatic, heated waterers. The farm includes 106 acres of NUID water rights, applied mostly by pivot and underground sprinklers.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Amber Autumn Alpacas Auction House

    Suggested Use

    Wholesale Shop Pawn Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Culver
    County
    Jefferson
    State
    Oregon
    Longitude
    -121.254326
    Latitude
    44.463488

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    FAQs

    What type of property is this?
    Farm - Meticulously developed 107.72-acre farm designed for animal care and efficiency.
    Where is this farm located?
    The property is located at 12444 SW Green Dr Culver, OR.
    What is the asking price?
    The asking price for this property is $2,300,000.
    What are key features of this property?
    This property features: - 107.72+/- acre farm featuring 106+/- acres of NUID water rights and pivot/underground sprinklers.; - Large multi-use barn provides feed storage, indoor corrals, vet room, and an apartment with office.; - Enjoy mountain views from the 3,400+/- sq. ft. metal-framed home.
    (800) 238-8616
    Request Owner's contact information
    12444 SW Green Dr Culver, OR 97734
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    Culver, OR 97734
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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
    12444 SW Green Dr Culver, OR 97734
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    We can help!
    Listing Contact
    Alexander P Robertson
    Alexander P Robertson
    Real Estate License ID: 201218114
    (800) 238-8616
    Learn more
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