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    Hopland Ranch: Conservation, Recreation, Sustainable Living Title is generated by Realmo AI

    2371 McNab Ranch Road, Hopland, CA 95482

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    Claim this Listing
    For Sale
    $2,950,000

    Farm/Estate - Hopland, CA

    Type:Farm
    Property size:
    3,600 SF
    Lot size:
    480.00 Acres
    Price / SF:
    $819/SF
    Added:
    Jul 16, 2025
    Days on Market:
    317
    Last Refresh:
    May 28 at 10:06 am

    Property Features for 2371 McNab Ranch Road

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    2
    Bathrooms
    1
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2
    Parking features
    Garage
    Standard status
    Active
    Size
    3,600 SF
    Lot size
    480.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Brian White
    Brian White

    Listing agent Brian White

    Listing office California Outdoor Properties 707 Merchant Street, Vacaville, CA

    Listing date Jul 16, 2025

    MLS# 11556093 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.

    HighLights

    • 480 acres of diverse terrain with natural beauty, abundant wildlife, and recreational opportunities.
    • 3,600 sq ft Ranch Lodge with solar power, battery storage, backup generator, and EV charger for self‑sufficient living.
    • Independent Caretaker's House with its own off‑grid system, metal workshop, equipment sheds, and firewood processing yard.
    • Sustainable living assets include mature orchards, vegetable gardens, greenhouse, and chicken coop.
    • Reliable water supply from developed and undeveloped springs, plus 2 creeks.
    • Easy access via all‑season road and extensive interior trails, located just 10 minutes from Highway 101.

    Overview

    The 480-acre McNab Crag Ranch presents an opportunity to steward a legacy property that blends natural beauty, abundant wildlife, and sustainable infrastructure. The ranch rises from the vineyard-draped Sanel Valley to the heights of McNab's Crag. The property is a haven for conservationists, hunters, and those seeking a self-sufficient lifestyle. The ranch is a refuge for native wildlife, including blacktail deer, wild hogs, black bears, blue grouse, and wild turkeys. The ranch's spring-laden hills and mountain meadows form a vital lifeline for this ecosystem. The property has been transformed into a recreational and conservation destination, designed for those who value environmental stewardship and self-reliance. The centerpiece is the 3,600 sq ft Ranch Lodge, featuring an open living space with high cathedral ceilings. The lodge has one bathroom, with flexibility to adapt to your needs. A blockhouse houses a solar array, battery storage, and backup generator to meet all electrical needs, plus an EV charger. A spring-fed water system is sourced from abundant mountain springs. The Caretaker's House has 2 bedrooms and 1 bath and operates on its own off-grid system. The caretaker's compound includes a metal workshop, equipment sheds, parking, and a firewood processing yard. The ranch's self-sustaining ecosystem is enhanced by two mature orchards and vegetable gardens for fresh produce, and a chicken coop for year-round food. The property has developed and undeveloped springs with storage and delivery systems. A rocked, all-season road winds from the valley floor to the lodge and caretaker's compound, while miles of jeep and ATV trails crisscross the property. Key natural wonders include McNab's Crag, and a cave at the crag's base.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Hopland
    County
    Mendocino
    State
    California
    Longitude
    -123.258
    Latitude
    39.1539

    FAQs

    What type of property is this?
    Farm - 480-acre ranch blending natural beauty, wildlife, and sustainable infrastructure.
    Where is this farm located?
    The property is located at 2371 McNab Ranch Road Hopland, CA.
    What is the asking price?
    The asking price for this property is $2,950,000.
    What are key features of this property?
    This property features: 480 acres of diverse terrain with natural beauty, abundant wildlife, and recreational opportunities.; 3,600 sq ft Ranch Lodge with solar power, battery storage, backup generator, and EV charger for self‑sufficient living.; Independent Caretaker's House with its own off‑grid system, metal workshop, equipment sheds, and firewood processing yard.
    (707) 455-4444
    We can help!
    Listing Contact
    Brian White
    Brian White
    Request Owner's contact information
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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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