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    Chama River Ranch Opportunity Title is generated by Realmo AI

    16853 Us-84, Tierra Amarilla, NM 87575

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    Claim this Listing
    For Sale
    $5,900,000

    LAND - Tierra Amarilla, NM

    Lot size:
    440.00 Acres
    Added:
    Dec 19, 2025
    Days on Market:
    165
    Last Refresh:
    Jun 2 at 5:06 am

    Property Features for 16853 Us-84

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R-1, 2, 3, 4, 5, 6
    Standard status
    Active
    APN
    1-018-176-300220
    Lot size
    440.00 Acres

    Taxes and HOA fees

    Tax Description
    S: 25 T: 30N R: 03E 710.00 AC. , PLAT I-167/2099, J-168/2297, M-87/2807 BOOKS AND PAGES 116/310-311, 151/550-552, 194/212, 194/214, 235/410, 235/412, 235/414, 235/416, 535/5799, LIVESTOCK ON OWNER#1405

    We can help!

    Listing Contact
    James Vidamour

    Listing agent James Vidamour License #20211

    Listing office Fay Ranches, Inc. 5633 State Hwy 12, La Veta, NM

    Listing date Dec 19, 2025

    MLS# 202505436 Listing URL

    Copyright © 2026 Santa Fe Association of REALTORS®, 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

    • 440+/- acres with 1.5+/- miles of both sides of the Chama River.
    • Excellent fly fishing on the trout‑rich Chama River.
    • Borders the Jicarilla Apache Nation, renowned for elk and mule deer habitat; eligible for multiple hunting vouchers.
    • Substantial senior water rights for hay production and cattle grazing.
    • Opportunity to hunt elk and mule deer.
    • Beautiful setting of cottonwoods along the river.

    Overview

    El Barranco Ranch, situated on the Chama River, encompasses 440 acres featuring approximately 1.5 miles of both sides of the Chama River in Northern New Mexico. This property offers fly fishing, agriculture, and big game hunting opportunities. The trout-rich Chama River winds through a setting of cottonwoods, providing excellent fly fishing. The ranch borders the Jicarilla Apache Nation, known habitat for elk and mule deer, which frequent El Barranco's hayfields and river bottom. The ranch is eligible for and has received multiple hunting vouchers. The property's senior water rights support hay production and cattle grazing, which has been the primary focus of the current owners. Farm work can be managed hands-on or by retaining existing hay and grazing leases. The property is zoned R-1, 2, 3, 4, 5, 6. Buyers seeking additional acreage should consider the 270-acre El Barranco East property, located across the highway.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Tierra Amarilla
    County
    Rio Arriba
    State
    New Mexico
    Longitude
    -106.5575727
    Latitude
    36.78119139

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    FAQs

    What type of property is this?
    Farm - 440-acre ranch with Chama River frontage and senior water rights.
    Where is this farm located?
    The property is located at 16853 Us-84 Tierra Amarilla, NM.
    What is the asking price?
    The asking price for this property is $5,900,000.
    What are key features of this property?
    This property features: 440+/- acres with **1.5+/- miles of both sides of the Chama River.**; **Excellent fly fishing** on the trout‑rich Chama River.; Borders the Jicarilla Apache Nation, renowned for elk and mule deer habitat; eligible for multiple hunting vouchers.
    (710) 890-4590
    We can help!
    Listing Contact
    James Vidamour
    Real Estate License ID: 20211
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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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