Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    187 Water Toll Acres On Ben Hulse Hwy Blythe, CA 92225

    View on Map
    Sponsored
    For Sale
    $2,384,250

    LAND - Blythe, CA

    Lot size:
    197.09 Acres
    Days on Market:
    5
    Last Refresh:
    Mar 29 at 9:06 am

    Property Features for 187 Water Toll Acres On Ben Hulse Hwy

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    APN
    879270001
    Lot size
    197.09 Acres

    We can help!

    Listing Contact
    John Osborne
    John Osborne

    CENTURY 21 Osborne Realty

    Listing agent John Osborne

    Listing date Mar 25, 2026

    MLS# 219145361

    Copyright © 2026 California Desert 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.

    Learn more

    Property Insight Report

    Overview

    Prime Farmland with Water Rights

    This offering presents an exceptional opportunity to acquire 187 acres of farmland situated in the Palo Verde Valley. The property includes valuable first priority water rights. Comprised of six parcels, the land is designed for operational ease and efficiency, suitable for both farming and investment. The property features cement irrigation ditches and is fully equipped for flood irrigation. A portion of the land is planted in onions, with harvest anticipated by August 1, 2026. This is a chance to secure a substantial acreage with premium water rights in a sought-after farming region.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Blythe
    County
    San Bernardino
    State
    California
    Longitude
    -114.740124
    Latitude
    33.475633

    Nearby Similar for Sale

    • $315,000
      3,060 SF

      Retail Space in Blythe, CA

      3,060 sq ft retail building in the heart of Blythe.
      121/127 E Hobsonway, Blythe, CA 92225
      View Details
    • $620,000
      11,320 SF

      Blythe Retail Investment Opportunity

      Fully leased retail property in Blythe with steady income.
      127 S 1St St, Blythe, CA 92225
      View Details
    • $299,800
      3,750 SF

      Adaptable Commercial Space in Blythe

      Versatile property suitable for retail, office, salon, or spa.
      132 E Hobsonway, Blythe, CA 92225
      View Details
    • $898,800
      5,400 SF

      Established Electrical Business For Sale

      Turn-key electrical business opportunity with property, inventory, and reputation.
      339 N Main St, Blythe, CA 92225
      View Details
    • $799,900
      3,360 SF

      Blythe Multifamily Investment Opportunity

      Well-maintained 7-plex with upside potential in a desirable location.
      175 S 5Th St, Blythe, CA 92225
      View Details
    • $625,000
      Pending

      Freeway Frontage Restaurant Opportunity

      High-visibility restaurant space with ample seating and large parking lot.
      830 W Rice St, Blythe, CA 92225
      View Details
    • $89,000
      1,125 SF

      Commercial Opportunity in Downtown Blythe

      Prime commercial property with excellent visibility and endless potential.
      202 E Hobsonway, Blythe, CA 92225
      View Details
    • $315,000

      Blythe Office Building For Sale

      3060 sq ft office building in the heart of Blythe.
      121 Hobsonway, Blythe, CA 92225
      View Details
    • $620,000

      Blythe Retail Investment Opportunity

      Fully leased retail property in Blythe with steady income.
      127 1St St, Blythe, CA 92225
      View Details
    • $500,000
      Pending

      Expansive Industrial Zone Opportunity

      6.55 acre industrial property suitable for various business ventures.
      601 S Lovekin Blvd, Blythe, CA 92225
      View Details
    • $315,000

      Blythe Commercial Building For Sale

      Commercial building in the heart of Blythe, California.
      121 Hobsonway, Blythe, CA 92225
      View Details
    • $625,000
      Pending

      Freeway Frontage Restaurant Opportunity

      High-visibility restaurant space with ample seating and large parking.
      830 Rice St, Blythe, CA 92225
      View Details

    FAQs

    What type of property is this?
    Farm - 187 acres of farmland with valuable water rights.
    Where is this farm located?
    The property is located at 187 Water Toll Acres On Ben Hulse Hwy Blythe, CA.
    What is the asking price?
    The asking price for this property is $2,384,250.
    What are key features of this property?
    This property features: - 187 acres in the desirable Palo Verde Valley.; - Valuable 1st priority water rights.; - Productive farmland comprised of 6 parcels.
    (760) 567-2407
    Request Owner's contact information
    187 Water Toll Acres On Ben Hulse Hwy Blythe, CA 92225
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    187 Water Toll Acres On Ben Hulse Hwy
    Blythe, CA 92225
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    187 Water Toll Acres On Ben Hulse Hwy Blythe, CA 92225
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    John Osborne
    John Osborne
    Real Estate License ID: 00852775
    Learn More
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!