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    Old Sunshine Vly Way Questa, NM 87556

    View on Map
    Sponsored
    For Sale
    $165,000

    LAND - Questa, NM

    Lot size:
    120.00 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 15 at 8:06 am

    Property Features for Old Sunshine Vly Way

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1070181248397
    Lot size
    120.00 Acres

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Patricia Trish Mcsweeney

    Berkshire Hathaway HomeServices Taos Real Estate (575) 758-1924

    Listing agent Patricia Trish Mcsweeney (575) 758-1924 License #REC-2025-0043

    Listing date Mar 13, 2026

    MLS# 114506 Listing URL

    Copyright © 2026 Enchanted Circle Association of REALTORS®. 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

    Overview

    120 Acres in Sunshine Valley

    This 120-acre property in Sunshine Valley, Northern New Mexico, offers long-term investment potential with off-grid living and recreational ranch appeal. The land is surrounded by open space and panoramic mountain views, including the Culebra Range to the north, Taos Range and Wheeler Peak to the east, Taos Plateau to the south, and the Tusas Mountains to the west. The property was envisioned as a regenerative, sustainable, off-grid ranch, and infrastructure and planning are in place. Professionally designed and approved architectural plans and elevations for a primary residence and a secondary cabin are included. Building sites for both structures have been cleared. Approximately 80 acres have been selectively cleared of sagebrush and reseeded with native grasses and wildflowers to support soil health and grazing potential. Internal roads span the property, enhancing access for ranching, recreation, or future improvements. A 20' x 100' garden plot is prepared for planting. A 300-foot well has been drilled and approved. A 40-foot shipping container is on the property, providing on-site storage or potential utility for off-grid development. Surrounded by New Mexico State land on three sides, the property offers privacy, protected viewsheds, and access to nearby public lands, ideal for recreation, livestock, equestrian use, or a private retreat.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Questa
    County
    Taos
    State
    New Mexico
    Longitude
    -105.6420782
    Latitude
    36.88375787

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Exceptional 120-acre land with mountain views in Northern New Mexico.
    Where is this agricultural land / farmland located?
    The property is located at Old Sunshine Vly Way Questa, NM.
    What is the asking price?
    The asking price for this property is $165,000.
    What are key features of this property?
    This property features: - Large 120-acre property featuring panoramic mountain views and bordering New Mexico State land on three sides for ultimate privacy and public land access.; - Includes professionally designed and approved architectural plans for a primary residence and secondary cabin, with cleared building sites ready.; - A 300-foot well has been drilled and approved by Taos County.
    (575) 758-1924
    Request Owner's contact information
    Old Sunshine Vly Way Questa, NM 87556
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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
    Old Sunshine Vly Way Questa, NM 87556
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    We can help!
    Listing Contact
    Patricia Trish Mcsweeney
    Real Estate License ID: REC-2025-0043
    (575) 758-1924
    Learn more
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