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    Ranchland with Cimarron River Water Title is generated by Realmo AI

    1354 County Road 858, Montrose, CO 81403

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    For Sale
    $2,850,000

    Colorado ranch with Cimarron River water, ponds, and springs plus year-round access for recreation and private use.

    Type:LAND / Agricultural
    Lot size:
    283.00 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    6
    Last Refresh:
    Jun 6 at 3:57 am

    Property Features for 1354 County Road 858

    General Information

    Standard status
    Active
    Lot size
    283.00 Acres
    Property subtype
    LAND / Agricultural

    We can help!

    Listing Contact
    Chase Girard

    Listing agent Chase Girard License #FA100083177

    Listing office M4 Ranch Group, LLC

    Listing date Jun 1, 2026

    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 M4 Ranch Group, LLC

    HighLights

    • 283± acres with Cimarron River on the property, plus multiple ponds and natural springs
    • Recorded water rights and DMEA electric pedestal installed
    • Rolling topography at approximately 8,200–8,900 ft elevation
    • GMU 65 for hunting with moose, elk, and mule deer frequenting the property
    • Year‑round access for ongoing recreational and private use
    • Located ~45± minutes from Montrose and ~15 minutes from Silver Jack Reservoir; U.S. Forest Service land just over 2± miles away

    Overview

    Cimarron Vista Ranch is a high-country Colorado ranch offering 283± acres of usable land with live water throughout. The property includes the Cimarron River, numerous ponds, and natural springs, supporting on-site wildlife use and everyday enjoyment. Recorded water rights are included, and a DMEA electric pedestal is installed. The ranch sits in GMU 65 and ranges from approximately 8,200 to 8,900 feet in elevation, with a mix of aspen, open parks, and broad mountain views.

    Located just outside of Montrose, the ranch is approximately 45± minutes from Montrose and about 15± minutes from Silver Jack Reservoir. Year-round access is in place, helping support long-term private ownership and seasonal use. Thousands of acres of U.S. Forest Service land lie just over 2± miles away, expanding the surrounding area available for riding, hunting, hiking, and exploring.

    This property is well suited for buyers seeking a private hunting retreat, mountain getaway, or long-term family holding where water is a central feature. With the combination of river frontage, additional ponds and springs, and the surrounding public land access, the ranch is designed for those who value an on-site wildlife environment and practical, all-season usability for recreation.
    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
    Montrose
    County
    Montrose
    State
    Colorado
    Longitude
    -107.891
    Latitude
    38.4027

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    FAQs

    What type of property is this?
    Ranch - Colorado ranch with Cimarron River water, ponds, and springs plus year-round access for recreation and private use.
    Where is this ranch located?
    The property is located at 1354 County Road 858 Montrose, CO.
    What is the asking price?
    The asking price for this property is $2,850,000.
    What are key features of this property?
    This property features: 283± acres with Cimarron River on the property, plus multiple ponds and natural springs; Recorded water rights and DMEA electric pedestal installed; Rolling topography at approximately 8,200–8,900 ft elevation
    (970) 944-4444
    We can help!
    Listing Contact
    Chase Girard
    Real Estate License ID: FA100083177
    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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    1354 County Road 858, Montrose, CO 81403
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