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    891 Cross Rd Klamath Falls, OR 97603

    Sponsored
    For Sale
    $1,100,000

    Ranch, Farm - Klamath Falls, OR

    Type:Farm
    Property size:
    2,204 SF
    Lot size:
    184.97 Acres
    Days on Market:
    1
    Last Refresh:
    Jan 29 at 11:06 pm

    Property Features for 891 Cross Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    EFU-C
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Dining Room, Family Room, Kitchen, Laundry, Living Room, Office
    Bedrooms
    3
    Bathrooms
    4
    APN
    92278
    Parking features
    Carport, Garage, Heated, RV, Workshop
    Interior features
    Breakfast Bar, Ceiling Fan(s), Double Vanity, High Speed Internet, Linen Closet, Pantry, Shower/Tub Combo, Soaking Tub, Wet Bar
    Appliances
    Dishwasher, Garbage Disposer, Range, Refrigerator, Trash Compactor, Washer
    Size
    2,204 SF
    Lot size
    184.97 Acres

    Utilities

    Heating system
    Electric (Heating), Oil, Propane (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    1984
    Floors in Building
    1
    Flooring type
    Carpet
    Building materials
    Frame
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Carla Yancey
    Carla Yancey

    Fisher Nicholson Realty, LLC (541) 884-1717

    Listing agent Carla Yancey (541) 884-1717 License #201220778

    Listing date Jan 29, 2026

    MLS# 220204454 Listing URL

    Copyright © 2026 Klamath County Association of Realtors 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

    Klamath Falls Farm with Shop

    This 184-acre farm is located minutes from Klamath Falls. The property includes a 2204 square foot home built in 1984, featuring 3 bedrooms and 3 1/2 baths. The home's interior includes a large kitchen, split floor plan, counter seating, a rec room/flex space, and a mud room with a shower and toilet. It is equipped with forced air heat and AC, a monitor heater, and a woodstove. There are also two heated 1-car garages with workshops. The exterior features a partially covered front deck, a fenced area with raised container beds, and landscaping. A 23'x45' covered parking area is located in the back, along with a hobby shed with power, hot/cold water, and a finished interior. The property also includes a 5000 square foot shop with a cement floor, power, and water. The shop contains office space, a parts room, a plumbed bathroom, loft storage, and airline throughout, and is equipped with 4 roll-up doors. 182 acres are pivot irrigated, primarily in the KBID & Midland Irrigation Districts. The property consists of 3 parcels. Grain is planted for Fall 2025. The home and shed are subject to a Life Estate.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Klamath Falls
    County
    Klamath
    State
    Oregon
    Longitude
    -121.794038
    Latitude
    42.113251

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    FAQs

    What type of property is this?
    Farm - 184-acre farm with home, shop, and irrigation near Klamath Falls.
    Where is this farm located?
    The property is located at 891 Cross Rd Klamath Falls, 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: - 184-acre farm with **182 pivot-irrigated acres** in KBID & Midland Irrigation Districts.; - **5000 sq ft shop** with cement floor, power, water, office space, parts room, plumbed bathroom, loft storage, airline, and 4 roll-up doors.; - 2200 sq ft home with 3 bedrooms, 3.5 baths, large kitchen, split floor plan, and rec room/flex space.
    (541) 884-1717
    Request Owner's contact information
    891 Cross Rd Klamath Falls, OR 97603
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    Klamath Falls, OR 97603
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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
    891 Cross Rd Klamath Falls, OR 97603
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    We can help!
    Listing Contact
    Carla Yancey
    Carla Yancey
    Real Estate License ID: 201220778
    (541) 884-1717
    Learn more
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