Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Vast Ranch with Panoramic Views Title is generated by Realmo AI

    6870 County Road 110, Hopland, CA 95449

    View on Map
    Claim this Listing
    New
    For Sale
    $2,699,000

    Residential Acreage - Hopland, CA

    Lot size:
    1,253.00 Acres
    Added:
    May 12, 2026
    Days on Market:
    3
    Last Refresh:
    May 14 at 8:06 am

    Property Features for 6870 County Road 110

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    047-090-50-00
    Lot size
    1,253.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kim Fahy
    Kim Fahy

    Listing agent Kim Fahy License #01710975

    Listing office Martinelli Real Estate Inc PO Box 278, Fulton, CA

    Listing date May 12, 2026

    MLS# 326041206 Listing URL

    Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 1,253 acres of pristine land with elevations ranging from 1800 to 3160 feet.
    • Captivating 360‑degree views overlooking Sanel Valley and Duncan Peak.
    • Natural springs and diverse wildlife (deer, pigs, quail, turkeys).
    • Potential revenue stream from existing hunting ranch operation (Lockwood Hunting Services).
    • Potential for various uses: private retreat, camping/glamping, outdoor recreation.
    • Scenic and remote location suitable for off‑grid living, yet conveniently located 20 minutes from Hopland, 2 hours north of the Golden Gate Bridge, and 35 minutes south of Ukiah.

    Overview

    Lockwood Ranch, situated high above the Sanel Valley and overlooking Duncan Peak, encompasses 1,253 acres of land. Elevations range from 1800 to 3160 feet, providing 360-degree views from its highest points. Internal ranch roads facilitate navigation throughout the property. Natural springs are present, supporting a variety of trees. The ranch is home to wildlife including Columbian blacktail deer, wild pigs, quail, and turkeys. Primarily used as a hunting ranch since the 1980s, it is currently managed by Lockwood Hunting Services, offering a potential revenue stream. The property is suitable for private retreats, camping or glamping, and various outdoor recreational activities. Its remote location allows for off-grid living. Located a 20-minute drive from Hopland, 35 minutes south of Ukiah, and two hours north of the Golden Gate Bridge.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Hopland
    County
    Mendocino
    State
    California
    Longitude
    -123.160416
    Latitude
    38.954674

    Nearby Similar for Sale

    • $2,950,000
      3,600 SF

      Hopland Ranch: Conservation, Recreation, Sustainable Living

      480-acre ranch blending natural beauty, wildlife, and sustainable infrastructure.
      2371 McNab Ranch Road, Hopland, CA 95482
      View Details
    • $399,000

      80 Acres in Hopland, CA

      Remote 80-acre retreat with well and year-round creek.
      10625 Adobe Creek Road, Hopland, CA 95449
      View Details
    • $399,000

      Remote Retreat with Panoramic Views

      80 acres of land suitable for farming or off-grid living.
      10625 Adobe Creek Road, Hopland, CA 95449
      View Details

    FAQs

    What type of property is this?
    Ranch - 1253-acre ranch near Hopland, CA, with hunting and recreation potential.
    Where is this ranch located?
    The property is located at 6870 County Road 110 Hopland, CA.
    What is the asking price?
    The asking price for this property is $2,699,000.
    What are key features of this property?
    This property features: 1,253 acres of pristine land with elevations ranging from 1800 to 3160 feet.; Captivating 360‑degree views overlooking Sanel Valley and Duncan Peak.; Natural springs and diverse wildlife (deer, pigs, quail, turkeys).
    (707) 303-5185
    We can help!
    Listing Contact
    Kim Fahy
    Kim Fahy
    Real Estate License ID: 01710975
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    6870 County Road 110, Hopland, CA 95449
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!