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    Agricultural Land with Grazing Rights Title is generated by Realmo AI

    4580 West 1700th Street South, Clearfield, UT 84015

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    Claim this Listing
    For Sale
    $5,250,000

    Utah grazing rights and irrigation water sources support hay and livestock operations on multiple parcels.

    Type:Land / Agriculture
    Property size:
    8,668,440 SF
    Price / SF:
    $0.61/SF
    Added:
    Jan 14, 2019
    Days on Market:
    2700
    Last Refresh:
    Jun 6 at 2:46 am

    Property Features for 4580 West 1700th Street South

    General Information

    Standard status
    Active
    Size
    8,668,440 SF
    Property subtype
    Land / Agriculture

    We can help!

    Listing Contact
    Joe Henry Martinez
    Joe Henry Martinez

    Listing agent Joe Henry Martinez License #5477202

    Listing office Equity Real Estate (Select)

    Listing date Jan 14, 2019

    Source Compass

    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 Equity Real Estate (Select)

    HighLights

    • Utah grazing rights included: 700 acres total grazing rights
    • Total acreage: 190 + - with 8 parcels
    • Water resources include 14 Hooper Irrigation Co. water shares
    • Two artesian wells on the property, each listed at 5 GPM
    • Multiple outbuildings for livestock/hay use: barn, out buildings, bunkhouse, and corral(s)

    Overview

    This offering is agricultural land presented with Utah-granted grazing rights totaling 700 acres. The property totals 8 parcels and includes agricultural water resources, with 190 +/- water shares associated with 14 Hooper Irrigation Co., as stated in the remarks. Two artesian wells are included, each producing 5 GPM, providing an on-site water component for agricultural use.

    The land is located at 4580 West 1700th Street South in Clearfield, Utah. The remarks also note that buyers may be able to acquire additional assets, as the seller indicates that all equipment and hay are also for sale, with price to be determined. Buyers are advised that they should verify all information provided as part of their due diligence.

    For buyers seeking a property that can accommodate grazing and hay-related operations, the combination of grazing rights, multi-parcel configuration, and on-site well production may be a practical fit. The inclusion of the irrigation shares and artesian wells is relevant for planning ongoing agricultural activities, subject to verification of quantity and deliverability during due diligence.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Clearfield
    County
    Davis
    State
    Utah
    Longitude
    -112.0823716
    Latitude
    41.1385446

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    FAQs

    What type of property is this?
    Ranch - Utah grazing rights and irrigation water sources support hay and livestock operations on multiple parcels.
    Where is this ranch located?
    The property is located at 4580 West 1700th Street South Clearfield, UT.
    What is the asking price?
    The asking price for this property is $5,250,000.
    What are key features of this property?
    This property features: Utah grazing rights included: 700 acres total grazing rights; Total acreage: 190 + - with 8 parcels; Water resources include 14 Hooper Irrigation Co. water shares
    (801) 589-5800
    We can help!
    Listing Contact
    Joe Henry Martinez
    Joe Henry Martinez
    Real Estate License ID: 5477202
    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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    4580 West 1700th Street South, Clearfield, UT 84015
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