Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    25 Acres of Mountain View Land Title is generated by Realmo AI

    25 acres W Packing Plant Road, Willcox, AZ 85643

    View on Map
    Claim this Listing
    For Sale
    $63,998

    LAND - Willcox, AZ

    Lot size:
    25.00 Acres
    Added:
    Apr 2, 2026
    Days on Market:
    43
    Last Refresh:
    May 14 at 6:06 pm

    Property Features for 25 acres W Packing Plant Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Cochise - R-36
    Standard status
    Active
    APN
    202-16-052B
    Lot size
    25.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    W2w2nese Sec 14 T13 R24 10.00Ac 1-09 Cht 08-2 With 202-16-052E
    Tax Annual Amount
    243

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank

    We can help!

    Listing Contact
    Shawn M Polston
    Shawn M Polston

    Listing agent Shawn M Polston License #SA572298000

    Listing office Keller Williams Southern Arizona 1730 E River Rd Ste 200, Tucson, AZ

    Listing date Apr 2, 2026

    MLS# 22608603 Listing URL

    Copyright © 2026 Multiple Listing Service of Southern Arizona. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Large 25‑acre parcel offers ample space.
    • Enjoy breathtaking mountain views.
    • Opportunity to build your custom dream home.
    • Potential for horses and gardening to embrace the outdoor lifestyle.
    • Electric utility nearby for convenient setup.
    • Close to town while offering the peace of country living.

    Overview

    This is a unique opportunity to own a large parcel of land with mountain views. The property consists of two adjacent lots totaling 25 acres. The land is zoned Cochise - R-36. Potential uses include building a home, keeping horses, or starting a garden. A well and septic system will need to be installed. Electric service is nearby. The parcel is located close to town, offering a country living environment. The property is located on W Packing Plant Road, Willcox, AZ 85643.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Auto Repair Shop Butcher

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

    Location Insight

    • Map
    • Local Demand
    City
    Willcox
    County
    Cochise
    State
    Arizona
    Longitude
    -109.866255
    Latitude
    32.29772

    Nearby Similar for Sale

    • $45,000

      Willcox Land Opportunity

      Three city lots in Willcox, Arizona, totaling 0.39 acres.
      3 city lot N Arizona Avenue, Willcox, AZ 85643
      View Details
    • $45,000

      Willcox, AZ City Lots

      Three city lots totaling 0.39 acres in Willcox, AZ.
      3 city lot N Arizona Avenue, Willcox, AZ 85643
      View Details
    • $220,000
      3,800 SF

      Retail Building in Willcox, AZ

      3,800 SF retail building with high visibility and accessibility.
      233 N Haskell Avenue, Willcox, AZ 85643
      View Details
    • $99,000
      4,125 SF

      Willcox Warehouse with Apartment

      4,125 SF warehouse with a one-bedroom apartment.
      312 N Railroad Avenue, Willcox, AZ 85643
      View Details
    • $650,000
      1,000 SF

      Expansive Willcox Vineyard and Land

      225-acre Arizona vineyard with development potential near Willcox.
      2909 E Country Club Drive, Willcox, AZ 85643
      View Details
    • $370,000
      2,621 SF

      Historic Gas Station with Residence

      Remodeled gas station with residence on a double lot.
      271 N Haskell Avenue, Willcox, AZ 85643
      View Details
    • $150,000

      Willcox Commercial Land Opportunity

      3.71-acre commercial parcel zoned H-1 in Willcox, Arizona.
      3.71 acres N Bisbee Avenue, Willcox, AZ 85643
      View Details
    • $150,000

      Prime Commercial Land Opportunity

      3.71-acre commercial land parcel in Willcox, Arizona.
      3.71 acres N Bisbee Avenue, Willcox, AZ 85643
      View Details
    • $47,000

      39.62 Acres in Willcox, AZ

      39.62 acres offering convenience, privacy, and sweeping views.
      39.62 Ac N Wolf Court, Willcox, AZ 85643
      View Details
    • $120,000

      Expansive Land in Willcox, Arizona

      80 acres of level land with wells near Willcox.
      7668 S BEAR TRACK Trail, Willcox, AZ 85643
      View Details
    • $210,000

      20 Acres in Willcox, AZ

      20-acre land with utilities in Willcox, Arizona.
      E Lane, Willcox, AZ 85643
      View Details
    • $39,500

      10 Acres Vacant Land, Willcox

      10 acre vacant land parcel in Cochise County, Arizona.
      IRON ROSE Road, Willcox, AZ 85643
      View Details

    FAQs

    What type of property is this?
    Land - Large land parcel with mountain views near Willcox, Arizona.
    Where is this land located?
    The property is located at 25 acres W Packing Plant Road Willcox, AZ.
    What is the asking price?
    The asking price for this property is $63,998.
    What are key features of this property?
    This property features: Large 25‑acre parcel offers ample space.; Enjoy breathtaking mountain views.; Opportunity to build your custom dream home.
    (520) 615-8400
    We can help!
    Listing Contact
    Shawn M Polston
    Shawn M Polston
    Real Estate License ID: SA572298000
    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
    25 acres W Packing Plant Road, Willcox, AZ 85643
    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!