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    Mountain-View Residential Land Parcel Title is generated by Realmo AI

    2472 Fanning Grade, Ben Lomond, CA 95005

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    Claim this Listing
    For Sale
    $495,000

    LAND - BEN LOMOND, CA

    Lot size:
    13.30 Acres
    Added:
    May 23, 2026
    Days on Market:
    13
    Last Refresh:
    Jun 4 at 2:06 am

    Property Features for 2472 Fanning Grade

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    SU
    Fencing
    Fenced
    Standard status
    Active
    Lot size
    13.30 Acres

    Utilities

    Water source
    Spring

    We can help!

    Listing Contact
    MaryBeth McLaughlin
    MaryBeth McLaughlin

    Listing agent MaryBeth McLaughlin License #01466579

    Listing office Room Real Estate 6990 HWY 9, Felton, CA

    Listing date May 23, 2026

    MLS# ML82017133 Listing URL

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

    HighLights

    • 13 acres of secluded ridgetop property with sweeping views of the San Lorenzo Valley.
    • Shares a boundary with Fall Creek State Park, providing direct access to miles of hiking trails and natural beauty.
    • Expansive flat, usable areas suitable for gardens, recreation, or future development.
    • Private spring water source and storage tank, ideal for off‑grid living or sustainable retreat.
    • Conveniently located: 15 minutes to Ben Lomond, 30 minutes to Santa Cruz beaches, and 45 minutes to Silicon Valley.
    • Gated for privacy and includes existing storage sheds.

    Overview

    This 13.3-acre residential land parcel is positioned atop a private ridgetop with sweeping views of the San Lorenzo Valley. The property includes expansive flat, usable areas that can support gardens, recreation, or future project planning. Tall see-through fencing is in place to help protect garden areas while maintaining the open vistas, and the property includes gated privacy. Water service includes a fresh spring that supplies a storage tank. Propane service is available, with the property description indicating it may be used for conveniences such as an outdoor shower, hot tub, or heated seating. A 1930s cabin previously existed on-site, and the property was affected by the CZU Fire; a few newer storage sheds remain.

    The parcel shares a boundary with Fall Creek State Park. The property is described as adjacent to miles of hiking trails and surrounding natural beauty. Distances noted in the listing place the site about 15 minutes from downtown Ben Lomond, roughly 30 minutes to Santa Cruz beaches, and about 45 minutes to Silicon Valley.

    With its combination of usable flat areas, ridgetop positioning, and existing utilities (water via spring and propane service), the land may fit buyers looking to create a private mountain retreat, garden-focused site, or recreation-oriented property. The presence of gated access and remaining site structures such as storage sheds can also support early planning and day-to-day use while developing the property further.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Hotel & Motel Bed & Breakfast Florist

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

    Location Insight

    • Map
    • Local Demand
    City
    Ben Lomond
    County
    Santa Cruz
    State
    California
    Longitude
    -122.113911
    Latitude
    37.086113

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    FAQs

    What type of property is this?
    Residential land & home lot - A gated, ridgetop parcel with expansive flat areas and sweeping views, suited for gardens or recreation planning.
    Where is this residential land & home lot located?
    The property is located at 2472 Fanning Grade Ben Lomond, CA.
    What is the asking price?
    The asking price for this property is $495,000.
    What are key features of this property?
    This property features: 13 acres of secluded ridgetop property with sweeping views of the San Lorenzo Valley.; Shares a boundary with Fall Creek State Park, providing direct access to miles of hiking trails and natural beauty.; Expansive flat, usable areas suitable for gardens, recreation, or future development.
    (831) 252-4085
    We can help!
    Listing Contact
    MaryBeth McLaughlin
    MaryBeth McLaughlin
    Real Estate License ID: 01466579
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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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