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    Sierra Foothills Sanctuary with Views Title is generated by Realmo AI

    176 Bandit Lane, Oroville, CA 95966

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    For Sale
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    3.9-acre sanctuary with mountain views, gardens, and sustainable living.

    Type:Land
    Lot size:
    3.90 Acres
    Added:
    Feb 1, 2026
    Days on Market:
    100
    Last Refresh:
    Mar 17 at 1:14 pm

    Property Features for 176 Bandit Lane

    General Information

    Standard status
    Active
    Lot size
    3.90 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Aaron Rose
    Aaron Rose

    Listing agent Aaron Rose License #CA 02165433

    Listing office eXp Realty

    Listing date Feb 1, 2026

    Source Crexi

    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 eXp Realty

    HighLights

    • Enjoy 360 mountain views and world‑class sunsets on this 3.9‑acre property.
    • Includes a 70' greenhouse, a 70'x100' private garden, established organic beds, and an orchard.
    • Features a detached sleeping cabin/office in addition to the main house's 2 bedrooms.
    • Benefit from pristine well water, powered outbuildings, and maintained defensible space.
    • Located 10 minutes from Lake Oroville, with year‑round 2WD access and a 5‑minute fire department response time.
    • Updated covered decks, double‑pane windows, Pergo floors, double oven, and stainless appliances.

    Overview

    This 3.9-acre property in the Sierra foothills offers mountain views and includes private trails through oak and manzanita groves. The property is fully fenced and located 10 minutes from Lake Oroville, 15 miles from downtown Oroville, and 5 miles from Forbestown. The home features oversized double-pane windows, Pergo floors, a double oven, and stainless appliances. It includes 2 bedrooms, a detached sleeping cabin or office, and 1.75 baths. Updated covered decks provide views. The property also features a 70-foot greenhouse, a private garden measuring 70 feet by 100 feet, established organic beds, and an orchard with pomegranate, apple, and plum trees, as well as grapevines. Additional features include well water, powered outbuildings, year-round 2WD access, and maintained defensible space. The property is located in a peaceful community with a 5-minute fire department response time. It offers modern comfort, outdoor recreation, and sustainable living, with potential for agricultural endeavors supported by California specialty crop grants.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Catering Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Oroville
    County
    Plumas
    State
    California
    Longitude
    -121.3535112
    Latitude
    39.4893883

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 3.9-acre sanctuary with mountain views, gardens, and sustainable living.
    Where is this agricultural land / farmland located?
    The property is located at 176 Bandit Lane Oroville, CA.
    What is the asking price?
    The asking price for this property is $211,000.
    What are key features of this property?
    This property features: Enjoy **360 mountain views and world‑class sunsets** on this 3.9‑acre property.; Includes a **70' greenhouse, a 70'x100' private garden**, established organic beds, and an orchard.; Features a detached sleeping cabin/office in addition to the main house's 2 bedrooms.
    (626) 215-4397 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Aaron Rose
    Aaron Rose
    Real Estate License ID: CA 02165433
    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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