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    9452 Matney Way Klamath Falls, OR 97603

    Sponsored
    For Sale
    $615,000

    Ranch, Farm - Klamath Falls, OR

    Type:Farm
    Property size:
    3,328 SF
    Lot size:
    20.59 Acres
    Days on Market:
    4
    Last Refresh:
    Mar 1 at 3:06 pm

    Property Features for 9452 Matney Way

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Zoning
    EFU-C
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Family Room, Kitchen
    Bedrooms
    2
    Bathrooms
    2
    APN
    98771
    Parking features
    Driveway
    Interior features
    Ceiling Fan(s), Kitchen Island, Pantry, Spa/Hot Tub, Vaulted Ceiling(s), Walk-In Closet(s)
    Appliances
    Dishwasher, Dryer, Range, Refrigerator, Washer
    Size
    3,328 SF
    Lot size
    20.59 Acres

    Utilities

    Heating system
    Electric (Heating), Wood (Heating)
    Cooling system
    None (Cooling)

    Building Details

    Year built
    1997
    Floors in Building
    1
    Flooring type
    Carpet, Laminate
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Gregory Sherrill

    Fisher Nicholson Realty, LLC (541) 884-1717

    Listing agent Gregory Sherrill (541) 884-1717 License #201207563

    Listing date Feb 26, 2026

    MLS# 220204521 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

    Historic Ranch with Two Homes

    This property offers a unique opportunity to own a portion of the historic Zuckerman Ranch. The 20.59-acre property includes KID A water rights and is currently planted in alfalfa under a year-to-year lease with established tenants. The property features two residences: a 1,916 square-foot rock house built in 1925 with two bedrooms and two bathrooms, featuring fresh interior paint, new LVP laminate flooring, and new light fixtures. The second home is a 1,440 square-foot manufactured home built in 1997, with two bedrooms and two bathrooms, and is described as being in excellent condition. A large shop with a newer rollup door provides ample storage space. The property also includes a quarter-mile wheel line, a 30 hp pump, and over 1,900 feet of mainline. Mature trees offer shade, and there is ample room for truck or RV parking, as well as space for 4-H animals. The zoning is EFU-C.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Map

    City
    Klamath Falls
    County
    Klamath
    State
    Oregon
    Longitude
    -121.673035
    Latitude
    42.082473

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    FAQs

    What type of property is this?
    Farm - 20.59-acre ranch featuring two homes and agricultural potential.
    Where is this farm located?
    The property is located at 9452 Matney Way Klamath Falls, OR.
    What is the asking price?
    The asking price for this property is $615,000.
    What are key features of this property?
    This property features: - 20.59 acres of KID A Water planted in alfalfa with a year-to-year lease and established tenants.; - Two homes: **1925 rock house (1,916 sq ft, 2 bed/2 bath) with fresh updates**, and a 1997 manufactured home (1,440 sq ft, 2 bed/2 bath) in excellent condition.; - **Large shop with a newer rollup door** and ample storage space.
    (541) 884-1717
    Request Owner's contact information
    9452 Matney Way 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
    9452 Matney Way Klamath Falls, OR 97603
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    We can help!
    Listing Contact
    Gregory Sherrill
    Real Estate License ID: 201207563
    (541) 884-1717 (541) 891-3780
    Learn more
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