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    214 Apache Rd Poco Toro Rnch San Rafael Vly Patagonia, AZ 85624

    Sponsored
    For Sale
    $1,980,000

    Farm/Estate, Ranch - Patagonia, AZ

    Type:Farm
    Property size:
    1,500 SF
    Lot size:
    380.00 Acres
    Days on Market:
    2
    Last Refresh:
    Feb 5 at 12:06 pm

    Property Features for 214 Apache Rd Poco Toro Rnch San Rafael Vly

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    100
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Den, Dining Room, Living Room
    Bedrooms
    3
    Bathrooms
    3
    APN
    107-17-002 107-18-002 105-59-002A 105-59
    Parking features
    Garage
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Refrigerator, Washer
    Size
    1,500 SF
    Lot size
    380.00 Acres

    Building Details

    Building materials
    Stucco
    Roof type
    Tile
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Dede Mikowski

    HEADQUARTERS WEST, LTD. (520) 792-2652

    Listing agent Dede Mikowski (406) 250-2109

    Listing date Feb 4, 2026

    MLS# 11642253 Listing URL

    Copyright © 2026 My State 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

    Overview

    Patagonia Ranch with Grazing Land

    The Pretty Poco Toro Ranch is located on the edge of the historic San Rafael Valley, south of Patagonia in Southern Arizona. The ranch consists of 380 deeded acres, plus approximately 300 acres of USFS grazing land with the capacity to graze 25 additional head of livestock year-round. The property is private, with controlled access, and borders National Forest Service land. The ranch is serviced by 3 wells, and the Mowrey Wash runs seasonally throughout its length. The terrain includes meadows, rolling hills, mature oak, cedar, and juniper trees. A portion of the ranch has conservation easements in place. Improvements include a 1500 sq ft well-maintained hunting cabin on the eastern side, and headquarters about a mile to the west. There are several outbuildings, including a 40 x 50 hay barn, a 40 x 80 shop with apartment, outdoor pens, corrals, tanks, and a riding arena. The ranch is located about 20 minutes south of Patagonia and 1 1/2 hours from Tucson. The eastern portion consists of gentle rolling hills and open grasslands, transitioning to an oak forest along the western edge. Primary grass species include black gramma, side oat gramma, plains love grass, and a variety of bourse bushes. Primary tree species are oak and cedar. Area wildlife includes Cous deer, mule deer, javelin, mountain lions, bear, and quail. The property would make an excellent gentleman's cattle ranch, horse paradise, dude ranch, or quail hunters retreat. The San Rafael Valley has been the location of over 50 featured films. Situated in a high desert landscape and climate at 4800' to 6000' elevation with an annual rainfall of 17" to 20".
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Patagonia
    County
    Santa Cruz
    State
    Arizona
    Longitude
    -110.675376
    Latitude
    31.431167

    FAQs

    What type of property is this?
    Ranch - 380-acre ranch with USFS grazing land near Patagonia, Arizona.
    Where is this ranch located?
    The property is located at 214 Apache Rd Poco Toro Rnch San Rafael Vly Patagonia, AZ.
    What is the asking price?
    The asking price for this property is $1,980,000.
    What are key features of this property?
    This property features: - 380 deeded acres bordering National Forest Service land (total 680 acres with USFS lease) in the desirable San Rafael Valley.; - Operating ranch with infrastructure including a 1500 sq ft hunting cabin, 40 x 50 hay barn, 40 x 80 shop with apartment, outdoor pens, corrals, tanks, and riding arena.; - Water is supplied by 3 wells and the Mowrey Wash which runs seasonally throughout the ranch.
    (406) 250-2109
    Request Owner's contact information
    214 Apache Rd Poco Toro Rnch San Rafael Vly Patagonia, AZ 85624
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    Patagonia, AZ 85624
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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
    214 Apache Rd Poco Toro Rnch San Rafael Vly Patagonia, AZ 85624
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    We can help!
    Listing Contact
    Dede Mikowski
    (406) 250-2109
    Learn more
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