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    6620 Township Road 451 Loudonville, OH 44654

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    Sponsored
    For Sale
    $1,990,000

    Farm/Estate, Ranch - Loudonville, OH

    Type:Farm
    Property size:
    1,536 SF
    Lot size:
    113.40 Acres
    Days on Market:
    15
    Last Refresh:
    Mar 27 at 7:06 am

    Property Features for 6620 Township Road 451

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bedroom 1
    Bedrooms
    1
    Bathrooms
    1
    APN
    27-00021-002, 10-00004-000
    Parking features
    Garage
    Size
    1,536 SF
    Lot size
    113.40 Acres

    Utilities

    Heating system
    Wood (Heating)

    Building Details

    Year built
    1980
    Year renovated
    1980
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Frank DiMarco

    The Great Outdoors Real Estate

    Listing agent Frank DiMarco

    Listing date Mar 13, 2026

    MLS# 11568616 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

    Property Insight Report

    Overview

    Unique Recreational Farm on Two Rivers

    Located less than four miles from Loudonville and sixteen miles from Millersburg, Two Rivers Farm offers a unique recreational opportunity. Situated at the confluence of the Mohican State Scenic River and the Lake Fork of the Mohican River, the 113+/- acre farm features nearly half a mile of river frontage on the Mohican River and nearly 2/3 of a mile on the Lake Fork River. The property includes gravel farm lanes providing access to hay fields, mature woods, and the water. The land features over 24 acres of scattered grass/clover fields, bottomland woods, oak ridges, and hemlock trees. The landscape includes white oak trees, sycamore, walnut, cottonwood, wild cherry, red oak, hickory, and scattered white pine. Onsite, there is a 34 x 50 bank barn crafted from hand-hewn timbers and a 1,500 square foot pole building that could be converted into potential living space and storage. Electric service is available from two sides of the farm, with existing outlets located at the confluence of the two rivers. The property has been home to wild turkey and giant whitetail bucks, along with other high-scoring deer. Nature enthusiasts may spot bald eagles and migrating birds. Property taxes are approximately $1,300/year. There are no zoning restrictions.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Loudonville
    County
    Ashland
    State
    Ohio
    Longitude
    -82.1966
    Latitude
    40.6028

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    FAQs

    What type of property is this?
    Farm - 113-acre farm with river frontage near Mohican State Park.
    Where is this farm located?
    The property is located at 6620 Township Road 451 Loudonville, OH.
    What is the asking price?
    The asking price for this property is $1,990,000.
    What are key features of this property?
    This property features: - Prime recreational property with nearly half a mile of Mohican River frontage and nearly 2/3 of a mile of Lake Fork River frontage.; - 113+/- acres of diverse landscape including forested hills, oak ridges, scattered grass/clover fields, bottomland woods, and hemlock trees.; - Excellent hunting and wildlife viewing opportunities, including wild turkey, giant whitetail bucks, bald eagles, and migrating birds.
    (740) 393-1001
    Request Owner's contact information
    6620 Township Road 451 Loudonville, OH 44654
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    Loudonville, OH 44654
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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
    6620 Township Road 451 Loudonville, OH 44654
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    Frank DiMarco
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