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    91497 Christmas Valley Hwy Christmas Valley, OR 97641

    View on Map
    Sponsored
    For Sale
    $475,000

    Farm/Estate, Ranch - Christmas Valley, OR

    Type:Farm
    Property size:
    960 SF
    Lot size:
    120.00 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 22 at 3:06 am

    Property Features for 91497 Christmas Valley Hwy

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    300
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3, Bonus Room, Living Room
    Bedrooms
    3
    Bathrooms
    1
    APN
    6920, 6929,6926
    Parking features
    Garage, Garage - Attached
    Appliances
    Dishwasher, Microwave, Refrigerator, Washer
    Size
    960 SF
    Lot size
    120.00 Acres

    Utilities

    Heating system
    Electric (Heating), Forced Air, Oil, Wood (Heating), Wood Stove

    Building Details

    Year built
    1982
    Year renovated
    1982
    Floors in Building
    1
    Flooring type
    Carpet, Vinyl
    Building materials
    Wood Siding
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Kristina Roberts

    Rim Rock Properties

    Listing agent Kristina Roberts

    Listing date Mar 20, 2026

    MLS# 11672469 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

    Productive Farmstead in Christmas Valley

    Located just north of Christmas Valley, Oregon, this 120-acre farmstead offers agricultural utility, comfortable living, and a peaceful rural lifestyle. The land includes established pasture currently planted in rye and crested wheat, suitable for livestock grazing. Cross-fencing supports pasture management. Water is supplied by four wells, including two stock wells and two domestic wells. Farm infrastructure includes a 100' x 33' hay barn, a 2,400-square-foot shop with electricity and partial concrete flooring, and a 1,792-square-foot machine shed, along with additional covered storage. Several smaller livestock shelters and utility buildings are also present. A greenhouse includes a small hot tub. The acreage is divided into three tax lots. The original farmhouse offers 960 square feet of living space with three bedrooms and one full bathroom. Interior features include wall-to-wall carpeting, a ceiling fan, and a wood stove. The kitchen opens into a family and game room that also houses the laundry area. An attached two-car garage is heated by an oil monitor heater. Mature landscaping surrounds the home. Nearby outbuildings provide storage. The property is suited for livestock, dryland farming, or a hobby ranch.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Hotel & Motel Pharmacy Garden Center Pet Store Real Estate Agency Spa & Massage Center Hair Salon Nail Salon Kitchen & Bath Showroom Computer & Electronic Repair

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

    Location Insight

    • Map
    • Local Demand
    City
    Christmas Valley
    County
    Lake
    State
    Oregon
    Longitude
    -120.550033
    Latitude
    43.237392

    Nearby Similar for Sale

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    • New
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      Airport Access Parcel For Sale

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    • Contact for pricing
      20.00 Acres

      20 Acres in Christmas Valley

      20 acres zoned A2, perfect for homestead or recreation.
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    FAQs

    What type of property is this?
    Farm - 120-acre farm with home, wells, barns, and shop.
    Where is this farm located?
    The property is located at 91497 Christmas Valley Hwy Christmas Valley, OR.
    What is the asking price?
    The asking price for this property is $475,000.
    What are key features of this property?
    This property features: - Productive 120-acre farmstead suitable for livestock, dryland farming, or hobby ranching.; - Extensive farm infrastructure including a 100' x 33' hay barn, 2,400 sq ft shop, 1,792 sq ft machine shed, and other outbuildings.; - Four wells on the property: two stock wells and two domestic wells.
    (541) 728-8623
    Request Owner's contact information
    91497 Christmas Valley Hwy Christmas Valley, OR 97641
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    Christmas Valley, OR 97641
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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
    91497 Christmas Valley Hwy Christmas Valley, OR 97641
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