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    213 Gopher Gulch Carrizozo, NM 88301

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    For Sale
    $37,987

    Vacant Land - Carrizozo, NM

    Lot size:
    3.01 Acres
    Added:
    Dec 31, 2024
    Days on Market:
    492
    Last Refresh:
    May 7 at 6:06 am

    Property Features for 213 Gopher Gulch

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Lot size
    3.01 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Anne New

    Listing agent Anne New

    Listing office High Desert Homes and Land 131 GUMM BROTHERS RD, WHITE OAKS, NM

    Listing date Dec 31, 2024

    MLS# 11400858 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Ready‑to‑use RV site with 20' x 40' raised pad and 200‑AMP metered pedestal.
    • Enjoy work‑at‑home opportunities with fiber optic connectivity.
    • Three‑acre parcel allows space for recreation, camping, and future building; horses allowed.
    • Mountain views, stunning sunrises/sunsets, and mesmerizing starry nights; wildflowers and wildlife.
    • Close proximity to Ruidoso's attractions and Ski Apache.
    • No HOA, but covenants and restrictions are in place to protect property values.

    Overview

    Recreational Land with RV Pad

    This three-acre parcel, located in Phase IV of Valle del Sol outside Carrizozo, is restricted to recreational RVing. It features an 18-inch x 24-foot culvert and driveway leading to a 20' x 40' raised RV pad topped with base course. The property includes a 200-AMP metered pedestal, two W50-AMP, GFI outlets, a frost-free hydrant, and a conventional septic system. Fiber optic connectivity is available for work-at-home opportunities. The land offers mountain views, sunrises and sunsets, and starry nights. Wildlife such as pronghorn antelope, jackrabbits, and roadrunners can be observed. The property is located near Ruidoso, which offers art galleries, horse racing, a casino, a performing arts theater, wineries, a winter and water park, and zip lining. Ski Apache is also nearby. Other attractions include the Valley of Fires, Bosque del Apache National Wildlife Preserve, White Sands, Albuquerque, and Santa Fe. Horses are welcome, and building a dream home or ranch is possible. There is no HOA, but covenants and restrictions are in place to protect investments. An adjoining three-acre parcel is also available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Hair Salon Nail Salon Skin Care Clinic Bar & Pub Grocery & Convenience Store Clothing & Fashion Store (Bike/Boat/Book/etc) Store Veterinary Clinic Arcade & Gaming Center (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Carrizozo
    County
    Lincoln
    State
    New Mexico
    Longitude
    -105.827087
    Latitude
    33.649062

    Nearby Similar for Sale

    • $31,500

      20 Acres Vacant Land Carrizozo

      20 acres of vacant land with utilities in Carrizozo, NM.
      221 Shadow Mountain Road, Carrizozo, NM 88301
      View Details
    • $250,000

      Carrizozo Commercial Property on US-380

      Commercial property with high traffic location near US HWY 380.
      6505 Us Highway 380, Carrizozo, NM, 88301
      View Details

    FAQs

    What type of property is this?
    Recreation land - Three-acre parcel with RV pad near Ruidoso.
    Where is this recreation land located?
    The property is located at 213 Gopher Gulch Carrizozo, NM.
    What is the asking price?
    The asking price for this property is $37,987.
    What are key features of this property?
    This property features: Ready‑to‑use RV site with **20' x 40' raised pad and 200‑AMP metered pedestal**.; Enjoy work‑at‑home opportunities with fiber optic connectivity.; Three‑acre parcel allows space for recreation, camping, and future building; horses allowed.
    (575) 937-5380
    We can help!
    Listing Contact
    Anne New
    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.

    More about this property
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