Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    34020 40Th Ave S Roy, WA 98580

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    38-acre hobby ranch with rodeo arena and two septic systems.

    Lot size:
    37.79 Acres

    Property Features for 34020 40Th Ave S

    General Information

    Lot size
    37.79 Acres

    We can help!

    Listing Contact
    Reese Andy
    Source: Corcoran

    Listing Agency: EXP REALTY Listing Agent: Reese Andy

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Hobby Ranch in Roy, WA

    This 38-acre hobby ranch is located in Roy, WA. The property includes a rodeo arena. There are two septic systems already in place, one rated for 3 bedrooms and the other for 2 bedrooms. The land offers opportunities to build a home or cabin and space for outdoor activities and farming.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop Garden Center Electrical Service Grocery & Convenience Store Clothing & Fashion Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Roy
    County
    Pierce
    State
    Washington
    Longitude
    -122.4858489
    Latitude
    46.9471909

    Nearby Similar for Sale

    • $6,000,000
      2,812 SF

      220-Acre Ranch with Rainier Views

      220-acre ranch featuring pasture, ADU, and mountain views.
      32002 48Th Ave, Roy, WA 98580
      View Details
    • Contact for pricing

      40-Acre Estate Property Near McKenna

      40-acre estate with barns and shops near McKenna, Washington.
      8416 State Route 702 S, Roy, WA 98580
      View Details
    • Contact for pricing
      Pending

      Versatile Campus in Roy, WA

      24,568 SF campus with strong income potential.
      9414 357Th St S, Roy, WA 98558
      View Details
    • $1,450,000
      9,085 SF

      Roy, WA Restaurant & Event Center

      Historic Restaurant, Event Venue, & Apartments
      104 Mcnaught Rd, Roy, WA 98580
      View Details
    • Contact for pricing

      Roy Home with Mountain Views

      Three-bedroom home on an acre with Mt. Rainier views.
      29531 48Th Ave S, Roy, WA 98580
      View Details
    • $1,299,000
      7,835 SF

      Restaurant, Saloon, and Residential Units

      Restaurant, saloon, and residential units with income potential.
      104 Mcnaught Rd S, Roy, WA 98580
      View Details
    • Contact for pricing
      7,835 SF

      Restaurant, Saloon, and Residential Units

      Established restaurant and music venue with income-producing residential units.
      104 Mcnaught Rd S, Roy, WA 98580
      View Details

    FAQs

    What type of property is this?
    Ranch - 38-acre hobby ranch with rodeo arena and two septic systems.
    Where is this ranch located?
    The property is located at 34020 40Th Ave S Roy, WA.
    What are key features of this property?
    This property features: - 38-acre hobby ranch in Roy, WA; - Rodeo arena in place; - Two septic systems installed (3-bedroom and 2-bedroom)
    (888) 317-5197
    Request Owner's contact information
    34020 40Th Ave S Roy, WA 98580
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    34020 40Th Ave S
    Roy, WA 98580
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    34020 40Th Ave S Roy, WA 98580
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Reese Andy
    (888) 317-5197
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!