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    48.5 Acres Riverfront Farm Land Title is generated by Realmo AI

    ROAD 4599, Blanco, NM 87412

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    Claim this Listing
    For Sale
    $1,212,500

    LAND - Blanco, NM

    Lot size:
    48.50 Acres
    Added:
    Dec 10, 2025
    Days on Market:
    162
    Last Refresh:
    May 21 at 4:06 am

    Property Features for ROAD 4599

    General Information

    Property type
    Land
    Property subtype
    Other
    Interior features
    Pantry
    Fencing
    Barbed Wire
    Standard status
    Active
    Lot size
    48.50 Acres

    Taxes and HOA fees

    Tax Description
    BEG AT SW CORNER OF SEC 6 29 9. THENCE N70-48-18E 2063.95 FT TO TRUE PT OF BEG. THENCE 73-56-29E 1033.65 FT, N27-55
    Tax Annual Amount
    10991

    We can help!

    Listing Contact
    Doug Farley

    Listing agent Doug Farley License #41550

    Listing office R1 New Mexico Farmington 206 W Main St., Farmington, NM

    Listing date Dec 10, 2025

    MLS# 25-1554 Listing URL

    Copyright © 2026 San Juan County Board 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.

    HighLights

    • 48.5‑acre property with riverfront living along the San Juan River.
    • Private stretch of river with excellent fishing.
    • Ditch irrigation for agricultural use.
    • Unmatched privacy and sweeping views.
    • Suitable for building a custom home, farm, ranch, or private retreat.
    • Fenced property.

    Overview

    This 48.5-acre property offers riverfront living along the San Juan River. It features ditch irrigation and a private stretch of the river suitable for fishing. The land provides privacy and views, presenting possibilities for building a custom home, starting a farm or ranch, or creating a private retreat. The property is located in Blanco, San Juan County, NM.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Blanco
    County
    San Juan
    State
    New Mexico
    Longitude
    -107.818919
    Latitude
    36.731624

    FAQs

    What type of property is this?
    Farm - Rare riverfront property with irrigation and fishing on San Juan.
    Where is this farm located?
    The property is located at ROAD 4599 Blanco, NM.
    What is the asking price?
    The asking price for this property is $1,212,500.
    What are key features of this property?
    This property features: 48.5‑acre property with riverfront living along the San Juan River.; Private stretch of river with excellent fishing.; Ditch irrigation for agricultural use.
    (970) 946-6511
    We can help!
    Listing Contact
    Doug Farley
    Real Estate License ID: 41550
    Learn More
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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
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