Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Red Bluff Orchard For Sale Title is generated by Realmo AI

    24365 Oklahoma, Red Bluff, CA 96080

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    93-acre orchard with prunes and walnuts in Red Bluff.

    Type:Land
    Property size:
    1,148 SF
    Lot size:
    93.00 Acres
    Price / SF:
    $1,215/SF
    Added:
    Sep 2, 2025
    Days on Market:
    262
    Last Refresh:
    Mar 18 at 7:44 am

    Property Features for 24365 Oklahoma

    General Information

    Standard status
    Active
    Size
    1,148 SF
    Lot size
    93.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Sam Mudd

    Listing agent Sam Mudd License #01710463

    Listing office AG Land Investment Brokers

    Listing date Sep 2, 2025

    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 AG Land Investment Brokers

    HighLights

    • 92 acres of established orchards, including French prunes and Howard & Hartley walnuts.
    • Class 1 soils ideal for agricultural use.
    • Water access via groundwater well and 7 shares in Los Molinos Mutual Water Company.
    • Versatile agricultural land holding totaling 93 +/- assessed acres.
    • Includes a 1,148 sqft home.
    • Multiple buildings on the property.

    Overview

    Located at 24365 Oklahoma Ave, Red Bluff, CA 96080, Tree-O Orchards is an agricultural land holding totaling 93 +/- assessed acres. The property includes 92 acres planted with orchards, consisting of 44 acres of French prunes, 15 acres of Howard walnuts, and 33 acres of Hartley walnuts. The property features Class 1 soils, a groundwater well, and 7 shares within the Los Molinos Mutual Water Company. Improvements include a 1,148 sqft home and multiple buildings, making this property suitable for continued agricultural use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Auto Repair Shop Kitchen & Bath Showroom Food Market Garden Center (Bike/Boat/Book/etc) Store (Bike/Boat/Book/etc) Store Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Red Bluff
    County
    Tehama
    State
    California
    Longitude
    -122.1305395
    Latitude
    40.1261987

    Nearby Similar for Sale

    • $6,950,000

      Versatile Ranch Near Red Bluff

      6,820-acre ranch ideal for winter grazing and hunting.
      00 Rancho Tehama Road, Red Bluff, CA 96021
      View Details
    • $950,000
      5,826 SF

      Historic Red Bluff Architectural Gem

      Iconic 1909 building, ideal wedding/event venue in Red Bluff.
      909 Jefferson Street, Red Bluff, CA 96080
      View Details
    • $399,999
      3,025 SF

      Versatile Commercial Building in Red Bluff

      Commercial building in Red Bluff's Historic Downtown Business District.
      331 & 335 Elm St, Red Bluff, CA 96080
      View Details
    • $199,000
      2,000 SF

      Historic Storefront on Main Street

      Charming 2,000 SF historic building in Red Bluff's heart.
      648 Main St, Red Bluff, CA 96080
      View Details
    • $3,699,000
      3,783 SF

      Profitable Gas Station & C-Store

      Turnkey gas station and convenience store business for sale.
      1715 Walnut St, Red Bluff, CA 96080
      View Details
    • Contact for pricing
      3,424 SF

      Freestanding Restaurant Building on Interstate

      Freestanding restaurant building with Interstate 5 visibility in Red Bluff.
      48 Antelope Blvd, Red Bluff, CA 96080
      View Details
    • $700,000
      3,424 SF

      Freestanding Restaurant Building on 0.38 Acres

      Single-tenant restaurant with repositioning potential in Red Bluff, California.
      48 Antelope Blvd, Red Bluff, CA 96080
      View Details
    • $549,000

      Red Bluff Investment Opportunity

      11,400 SF building with 100% occupancy in Red Bluff.
      714-724 Main St, Red Bluff, CA
      View Details
    • $199,000
      2,000 SF

      Historic Retail Building on Main

      Charming 2,000 SF retail property in historic Red Bluff.
      648 Main St, Red Bluff, CA
      View Details
    • $1,895,000
      12,000 SF

      Red Bluff Apartment Complex

      Apartment complex with upside potential near the Sacramento River.
      725-735 Lakeside Dr, Red Bluff, CA 96080
      View Details
    • Contact for pricing

      Retail Space Near Home Depot

      Retail space with high visibility and convenient highway access.
      2650 Main St, Red Bluff, CA, 96080
      View Details
    • $595,000

      Red Bluff Fourplex with Updates

      Two-story fourplex in Red Bluff with refreshed units and new roof.
      55 Mina, Red Bluff, CA 96080
      View Details

    FAQs

    What type of property is this?
    Farm - 93-acre orchard with prunes and walnuts in Red Bluff.
    Where is this farm located?
    The property is located at 24365 Oklahoma Red Bluff, CA.
    What is the asking price?
    The asking price for this property is $1,395,000.
    What are key features of this property?
    This property features: 92 acres of established orchards, including French prunes and Howard & Hartley walnuts.; Class 1 soils ideal for agricultural use.; Water access via groundwater well and 7 shares in Los Molinos Mutual Water Company.
    (530) 949-4054 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Sam Mudd
    Real Estate License ID: 01710463
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    24365 Oklahoma, Red Bluff, CA 96080
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!