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    Tbd County Rd 2 Amherst, CO 80721

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    Farm/Estate - Amherst, CO

    Type:Farm
    Lot size:
    173.80 Acres
    Days on Market:
    3
    Last Refresh:
    Jan 24 at 9:06 am

    Property Features for Tbd County Rd 2

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Parking features
    Garage
    Lot size
    173.80 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Daniel Hunning

    Great Plains Land Company, LLC

    Listing agent Daniel Hunning

    Listing date Jan 22, 2026

    MLS# 11635843 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

    Overview

    Irrigated Cropland Farm/Estate Auction

    This 173.8-acre parcel of irrigated cropland offers good road access and recreational opportunities. It is turn-key ready for farmers looking to expand their operations or investors seeking to add to their portfolios. The property primarily consists of Haxtun sandy loam, with 0 to 3 percent slopes, classified as Class 3c soil, and has a proven crop yield history. Crops grown on the property and in the area include wheat, milo, millet, and corn. Immediate possession is available upon earnest money deposit. The irrigation pivot is supplied by Well Permit #15333, with a recent well measurement verification on 6/23/2025 showing an average of 618.3 GPM. The FSA base acres consist of 126.2 corn with a PLC Yield of 126. Scattered trees are found towards the edges of the property, offering cover for local wildlife. Additionally, 15.62 acres of the pivot corners are enrolled in CRP, paying $692 annually until 2033, providing a return and habitat for upland birds. Wildlife frequently found on the property and in the area includes deer, antelope, upland birds, and small game. The seller's owned mineral rights are included with the surface. The property is located approximately 12 miles northeast of Holyoke, CO, via Paved Highway 23, then 3 miles north on County Road 55.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Amherst
    County
    Phillips
    State
    Colorado
    Longitude
    -102.1276
    Latitude
    40.7492

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    FAQs

    What type of property is this?
    Farm - 173.8 acres of irrigated cropland with recreational opportunities.
    Where is this farm located?
    The property is located at Tbd County Rd 2 Amherst, CO.
    What is the asking price?
    The asking price for this property is $1.00.
    What are key features of this property?
    This property features: - Irrigated cropland with Well Permit #15333 verified at 618.3 GPM, ensuring reliable water supply.; - 173.8 acres of mostly Haxtun sandy loam soil (Class 3c) with a proven crop yield history, suitable for Wheat, Milo, Millet, and Corn.; - Immediate possession upon earnest money deposit, allowing for quick operational startup.
    Request Owner's contact information
    Tbd County Rd 2 Amherst, CO 80721
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    Amherst, CO 80721
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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
    Tbd County Rd 2 Amherst, CO 80721
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    Listing Contact
    Daniel Hunning
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