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    4210 NE Breyman Orchards Rd Dayton, OR 97114

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    Sponsored
    For Sale
    $1,100,000

    LAND - Dayton, OR

    Property size:
    3,100 SF
    Lot size:
    12.70 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 11 at 2:06 pm

    Property Features for 4210 NE Breyman Orchards Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    EF-20
    APN
    109037
    Size
    3,100 SF
    Lot size
    12.70 Acres

    We can help!

    Listing Contact
    Dahe Good

    Good Land Company (971) 219-1344

    Listing agent Dahe Good (971) 219-1344

    Listing date Mar 9, 2026

    MLS# 612224162

    Copyright © 2026 Regional Multiple Listing Services. 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

    Wine Country Estate Opportunity

    Located in the heart of wine country, this Dayton, Oregon property offers a private, nature-rich setting amid rolling hills and vineyards. Situated in the Dundee Hills AVA, south of Dundee, it provides convenient access to McMinnville, Carlton, and Newberg, as well as quick connections to Hwy 99W and Hwy 18 for travel to Portland, Salem, and the Oregon Coast. The 12.7-acre estate includes a well, newer pressure tank, and a newer septic system. Infrastructure includes six outbuildings: an oversized, high-door 2-bay shop, a 5-bay machine shed with office and half bath, a critter barn, and a chicken coop, along with a fenced-in equipment yard, double power meter drops, plentiful paved parking, and winding driveways. The property features a 3,100+ square foot residence, ready for customization, with a 2020 Heat Pump/Air Handler, 2006 Electrical & mechanical repair, and 2011 Septic System major repair. The mid-century modern floorplan could be remodeled. The structure may also be suitable for a tasting room or bed & breakfast, featuring large gathering spaces, two kitchens, two decks, and an 'infinity view' patio area with south-facing valley and vineyard views. Alternative, private building sites are also available on the wooded acreage. The property is located along Breyman Orchards Road, near Remy Wines, Durant Vineyards & Olive Mill, White Rose Estate, De Ponte Cellars, Resonance Dundee Hills, Domain Drouhin & Domaine Serene. The zoning is EF-20.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Real Estate Agency Building Supply Auto Repair Shop Food Market Garden Center Bar & Pub Catering Service Wine and Liquor Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Dayton
    County
    Yamhill
    State
    Oregon
    Longitude
    -123.055447
    Latitude
    45.245643

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Unique Dayton, Oregon property with potential for various uses.
    Where is this agricultural land / farmland located?
    The property is located at 4210 NE Breyman Orchards Rd Dayton, OR.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: - Located in the heart of wine country, Dundee Hills AVA, with proximity to renowned wineries.; - Extensive infrastructure including well, newer septic, six outbuildings (shop, machine shed, critter barn, chicken coop), fenced equipment yard, and plentiful parking.; - 3,100+ sf 'blank slate' residence ready for customization, with potential for remodel, tasting room, or bed & breakfast.
    (971) 219-1344
    Request Owner's contact information
    4210 NE Breyman Orchards Rd Dayton, OR 97114
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    Dayton, OR 97114
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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
    4210 NE Breyman Orchards Rd Dayton, OR 97114
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    Listing Contact
    Dahe Good
    (971) 219-1344
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