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    17330 Highway 140 E Dairy, OR 97625

    Sponsored
    For Sale
    $2,800,000

    Ranch, Farm - Dairy, OR

    Type:Farm
    Property size:
    3,500 SF
    Lot size:
    172.06 Acres
    Days on Market:
    180
    Last Refresh:
    Jan 20 at 7:06 pm

    Property Features for 17330 Highway 140 E

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    EFU-CG
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Dining Room, Family Room, Kitchen, Laundry, Living Room
    Bedrooms
    5
    Bathrooms
    3
    APN
    455055
    Interior features
    Double Vanity, Laminate Counters, Linen Closet, Pantry, Shower/Tub Combo
    Fireplace
    1
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Microwave, Range, Refrigerator, Washer
    Size
    3,500 SF
    Lot size
    172.06 Acres

    Utilities

    Heating system
    Electric (Heating), Fireplace(s), Heat Pump (Heating)
    Cooling system
    Central Air, Heat Pump

    Building Details

    Year built
    1970
    Floors in Building
    2
    Flooring type
    Vinyl
    Building materials
    Frame
    Roof type
    Composition
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Gregory Sherrill

    Fisher Nicholson Realty, LLC (541) 884-1717 [email protected]

    Listing agent Gregory Sherrill (541) 884-1717 License #201207563

    Listing date Jul 25, 2025

    MLS# 220206522 Listing URL

    Copyright © 2026 Klamath County Association of Realtors MLS. 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

    Organic Hay Farm with Venue

    This 172.06-acre organic hay farm presents an opportunity with unlimited water access. The property includes a 3,500 square foot two-story home featuring 5 bedrooms and 2 baths. A new 120 x 110 hay barn is capable of holding up to 1,500 tons of hay. The irrigation system comprises two pivots and two linear systems with low-pressure sprinklers, managed by an AG Sense pump that can be controlled via smartphone. Located in Dairy, Oregon, the property is currently home to the Pine Flat Wedding Venue LLC, which is available for separate purchase. The entire property was remodeled in 2021.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Hotel & Motel Butcher

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

    Location Insight

    • Map
    • Local Demand
    City
    Dairy
    County
    Klamath
    State
    Oregon
    Longitude
    -121.589313
    Latitude
    42.375844

    Nearby Similar for Sale

    • $4,200,000
      4,270 SF

      Organic Ranch with Irrigation Well

      1062+ organic acres with high-yield irrigation, two homes, hay barn.
      18598 Highway 140, Dairy, OR 97625
      View Details
    • $8,942,000
      3,434.00 Acres

      Vast Ranching and Wildlife Property

      Large acreage ranch ideal for hunting, farming, and cattle ranching.
      Mitchell Rd, Dairy, OR 97625
      View Details
    • $2,400,000
      2,120 SF

      Organic Hay Ranch with Timberland

      421-acre organic hay ranch featuring irrigation and timberland.
      17025 Mitchell Rd, Dairy, OR 97625
      View Details

    FAQs

    What type of property is this?
    Farm - 172-acre organic hay farm with wedding venue potential.
    Where is this farm located?
    The property is located at 17330 Highway 140 E Dairy, OR.
    What is the asking price?
    The asking price for this property is $2,800,000.
    What are key features of this property?
    This property features: - 172-acre 100% organic hay farm with unlimited water rights.; - New 120 x 110 hay barn holds up to 1500 tons.; - Beautifully remodeled 3500 sq ft 5-bedroom, 2-bath home (2021).
    (541) 884-1717
    Request Owner's contact information
    17330 Highway 140 E Dairy, OR 97625
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    Dairy, OR 97625
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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
    17330 Highway 140 E Dairy, OR 97625
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    We can help!
    Listing Contact
    Gregory Sherrill
    Real Estate License ID: 201207563
    (541) 884-1717
    Learn more
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