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    6479 River Road Woodruff, AZ 85942

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    Claim this Listing
    For Sale
    $499,000

    LAND - Woodruff, AZ

    Lot size:
    25.42 Acres
    Added:
    Sep 5, 2025
    Days on Market:
    236
    Last Refresh:
    Apr 28 at 5:06 pm

    Property Features for 6479 River Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    110-11-051
    Lot size
    25.42 Acres

    Taxes and HOA fees

    Tax Description
    WOODRUFF TOWNSITE IN SECTION 17, T16N, R22E: BEG NW COR SEC 17; TH S64DG26'12 E 89.27'TPOB;TH N89DG18'29 E 723.72'; TH S23DG37'37E 1097.91';TH S69DG4 8'58W 928.34'; TH N55DG45'35 W 323.23';TH N1DG16'31 W 1135.86'TPOB 25.42 ACRES
    Tax Annual Amount
    1286

    Utilities

    Utilities
    Electricity Available
    Water front
    1

    We can help!

    Listing Contact
    Brandy Bryant

    Listing agent Brandy Bryant License #SA698776000

    Listing office eXp Realty - Peoria 16165 N 83rd Ave Ste 200, Peoria, AZ

    Listing date Sep 5, 2025

    MLS# 257858 Listing URL

    Copyright © 2026 White Mountain 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.

    Overview

    25 Acres Farmland by River

    This 25-acre parcel is located along the Little Colorado River and features irrigated farmland with 7 irrigation shares fed by Silver Creek. Approximately 18 acres on the west side of the river have been laser leveled, suitable for crops, pasture, or grazing. The property offers an elevated portion suitable for building a home, with the lower ground available for farming. Irrigation typically runs from March to October, with the possibility of extended seasons. The property is situated in a quiet, edge-of-town setting and borders state land to the northwest. Power is located nearby. The land is suitable for farming, ranching, equestrian use, or a future homestead. The climate in Woodruff allows for longer growing seasons, making this parcel a versatile investment.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Woodruff
    County
    Navajo
    State
    Arizona
    Longitude
    -110.078
    Latitude
    34.5136

    Nearby Similar for Sale

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      9-Acre Irrigated Land Parcel

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    • $11,000

      Woodruff Land For Sale

      5 acre lot suitable for off-grid living near Woodruff.
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    • $10,000

      5.07 Acres Off-Grid Land

      5.07 acres of land perfect for privacy.
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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 25-acre irrigated farmland parcel along the Little Colorado River.
    Where is this agricultural land / farmland located?
    The property is located at 6479 River Road Woodruff, AZ.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: 25‑acre parcel featuring **18 acres of laser‑leveled, irrigated farmland**.; Includes 7 irrigation shares fed by Silver Creek, typically running March‑October.; Located along the Little Colorado River.
    (928) 243-2632
    We can help!
    Listing Contact
    Brandy Bryant
    Real Estate License ID: SA698776000
    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.

    More about this property
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