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    38278 Angels Landing Rd N Ford, WA 99013

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    Claim this Listing
    For Sale
    $6,750,000

    LAND - Ford, WA

    Lot size:
    580.08 Acres
    Added:
    Sep 5, 2025
    Days on Market:
    246
    Last Refresh:
    May 7 at 11:06 pm

    Property Features for 38278 Angels Landing Rd N

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    2739025700011
    Lot size
    580.08 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Private

    Building Details

    Additional Structures
    Workshop

    We can help!

    Listing Contact
    Michael Schmidt

    Listing agent Michael Schmidt License #137187

    Listing office John L Scott, Inc. 1500 W 4TH AVE STE 202, Spokane, WA

    Listing date Sep 5, 2025

    MLS# 202523499 Listing URL

    Copyright © 2026 Spokane Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 580+/- acre organic farm with blueberry and alfalfa production.
    • Organic certification and secure water rights with farm‑wide irrigation.
    • Complete processing facility with cold storage and temperature‑controlled packing area.
    • Diversified operation with U‑pick blueberries and other fruit/lavender plantings.
    • Expansion potential for blueberries and residential development.
    • Includes living quarters, hay barn, machine shed, and shop.

    Overview

    Organic Farm with Processing Facility

    Willow Wind Organic Farms, a rare offering in Eastern WA, encompasses 580+/- acres in two counties. The farm features 30+/- acres of highly coveted organic certified blueberries and 250+/- acres of alfalfa hay in full production. Secure water rights supply farm-wide irrigation with efficient and continuous operating systems. Anchoring the farm is a complete processing facility featuring ample cold storage, a temperature-controlled packing area, and attached 105' x 72' living quarters. Additional structures include a 100'x40' hay barn, an 80'x80' machine shed, and a 54'x50' shop. There is potential for a fruit winery and tasting room, along with extensive storage. Diversification includes a U-pick blueberry operation plus smaller plantings of apricots, cherries, blackberries, and lavender. Beyond current production, several parcels offer blueberry expansion and residential development potential, while views of Lake Spokane and surrounding mountains add long-term appeal. This is a premier agricultural investment with the opportunity to scale and grow a legacy.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Buddy Boy Farm Food Processing Plant Two Winey Bitches ... Brewery & Distillery Two Winey Bitches ... Brewery & Distillery Two Winey Bitches ... Brewery & Distillery

    Suggested Use

    Wine and Liquor Store Bar & Pub

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

    Location Insight

    • Map
    • Local Demand
    City
    Ford
    County
    Stevens
    State
    Washington
    Longitude
    -117.842173
    Latitude
    47.824796

    FAQs

    What type of property is this?
    Farm - 580-acre organic farm with blueberries, hay, and processing facility.
    Where is this farm located?
    The property is located at 38278 Angels Landing Rd N Ford, WA.
    What is the asking price?
    The asking price for this property is $6,750,000.
    What are key features of this property?
    This property features: 580+/- acre organic farm with blueberry and alfalfa production.; Organic certification and secure water rights with farm‑wide irrigation.; Complete processing facility with cold storage and temperature‑controlled packing area.
    (509) 455-8600
    We can help!
    Listing Contact
    Michael Schmidt
    Real Estate License ID: 137187
    Learn More
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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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