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    Riverfront Ranch and Irrigated Farm Title is generated by Realmo AI

    4460 Highway 201, Ontario, OR 97914

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    For Sale
    $2,170,000

    Riverfront ranch with a 3,710 sq ft home, equestrian improvements, and irrigated acreage for farming and outdoor use.

    Type:Farm
    Property size:
    3,710 SF
    Lot size:
    20.70 Acres
    Price / SF:
    $584/SF
    Added:
    Apr 11, 2025
    Days on Market:
    422
    Last Refresh:
    Jun 5 at 2:25 am

    Property Features for 4460 Highway 201

    General Information

    Standard status
    Active
    Size
    3,710 SF
    Lot size
    20.70 Acres
    Property subtype
    Farm

    We can help!

    Listing Contact
    John Knipe

    Listing agent John Knipe License #DB15212

    Listing office Knipe Land Company

    Listing date Apr 11, 2025

    Source Exprealty

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

    All listing content including descriptions, pricing, images are the copyrighted material of Knipe Land Company

    HighLights

    • Riverfront ranch on the Snake River at the Idaho border with two parcels totaling 20.7± acres (10.35± acres each)
    • 3,710± SF home with 4 beds and 4 baths, hardwood floors, plus a horse corral
    • 5,000± SF shop includes two apartments—one used as an office with a full bathroom; one 1,600± SF finished unit
    • Approx. 17± irrigated, cultivatable acres with auto sprinklers and a 1,000± gal pump station
    • Partial post‑and‑pole fencing, plus wheat and alfalfa cuttings (seller gets ~4 cuttings/year)
    • Second parcel includes an unused building permit for future development

    Overview

    This riverfront ranch property offers two parcels totaling 20.7± acres. One parcel features a 3,710± SF 4-bedroom, 4-bath home with hardwood floors, along with a horse corral. A 5,000± SF shop includes two apartments: one currently used as an office with a full bathroom, and a separate 1,600± SF finished unit with bedroom, bath, kitchen, and living area.

    The second parcel includes an unused building permit for future development. Approximately 17± irrigated, cultivatable acres are supported by auto sprinklers and a 1,000± gallon pump station, and the property has partial post-and-pole fencing. The seller reports agricultural production including wheat and about four cuttings per year of alfalfa.

    The combination of riverfront setting, existing residential improvements, and on-site farm and equestrian features can support a range of owner-user needs—from ranch living and horse use to continued crop production. With a separate parcel and an existing unused building permit, the property may also appeal to buyers looking to plan for future development in addition to maintaining an operational irrigated farm.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Plumbing Service Pet Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Ontario
    County
    Malheur
    State
    Oregon
    Longitude
    -116.9782019
    Latitude
    44.0761846

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    FAQs

    What type of property is this?
    Ranch - Riverfront ranch with a 3,710 sq ft home, equestrian improvements, and irrigated acreage for farming and outdoor use.
    Where is this ranch located?
    The property is located at 4460 Highway 201 Ontario, OR.
    What is the asking price?
    The asking price for this property is $2,170,000.
    What are key features of this property?
    This property features: Riverfront ranch on the Snake River at the Idaho border with two parcels totaling 20.7± acres (10.35± acres each); 3,710± SF home with 4 beds and 4 baths, hardwood floors, plus a horse corral; 5,000± SF shop includes two apartments—one used as an office with a full bathroom; one 1,600± SF finished unit
    (208) 345-3163
    We can help!
    Listing Contact
    John Knipe
    Real Estate License ID: DB15212
    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.

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