Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Corcoran Farmland Opportunity Title is generated by Realmo AI

    4645 Ave 120 Unit 120, Corcoran, CA 93212

    View on Map
    Claim this Listing
    For Sale
    $3,700,000

    Open ground farmland in Corcoran, CA, with irrigation rights.

    Type:Farm / Real Crop
    Property size:
    15,068,711 SF
    Lot size:
    345.93 Acres
    Price / SF:
    $0.25/SF
    Added:
    Mar 4, 2026
    Days on Market:
    88
    Last Refresh:
    May 21 at 6:32 pm

    Property Features for 4645 Ave 120 Unit 120

    General Information

    Standard status
    Active
    Size
    15,068,711 SF
    Lot size
    345.93 Acres
    Property subtype
    Farm / Real Crop

    We can help!

    Listing Contact
    Jonathan P Verhoeven
    Jonathan P Verhoeven

    Listing agent Jonathan P Verhoeven License #01966852

    Listing office Schuil Ag Real Estate

    Listing date Mar 4, 2026

    Source Compass

    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 Schuil Ag Real Estate

    HighLights

    • Large contiguous footprint ideal for row crops, permanent plantings, or future development.
    • Irrigated acreage in two water districts (Lower Tule River and Pixley).
    • Productive soils suitable for agriculture.
    • Located on the corners of Ave 120 and Ave 112.
    • +/-186.89 acres in Lower Tule River Irrigation District.
    • +/-159.04 acres in Pixley Irrigation District.

    Overview

    This open ground property is located at the southeast, southwest, and northwest corners of Avenue 120 and Avenue 112 in Corcoran, CA. The northern approximately 186.89 acres are within the Lower Tule River Irrigation District, while the southern approximately 159.04 acres are within the Pixley Irrigation District. Encompassing a total property size of 15068711 square feet, the contiguous footprint, irrigated acreage in two water districts, and productive soils present an ideal opportunity for row crops, permanent plantings, or future development.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Corcoran
    County
    Tulare
    State
    California
    Longitude
    -119.4678213
    Latitude
    36.0071126

    Nearby Similar for Sale

    • $380,000
      3,000 SF

      Retail Space in Corcoran, CA

      Retail space available for sale in Corcoran, California.
      1107 Patterson, Corcoran, CA 93212
      View Details
    • $84,900

      Residential Land in Corcoran, CA

      Two combined lots totaling 27,188 SF ready to build.
      2006 Josephine Avenue lot: 16, Corcoran, CA 93212
      View Details
    • $249,999

      Corcoran Land Development Opportunity

      Two parcels totaling 1.69 acres with mixed zoning.
      1931 Dairy Avenue, Corcoran, CA 93212
      View Details
    • $105,000

      Expansive Corner Lot in Corcoran

      Large corner lot perfect for building a dream home.
      2744 Sherman Avenue, Corcoran, CA 93212
      View Details
    • $105,000

      Expansive Corner Lot in Corcoran

      Large corner lot suitable for building a dream home.
      2744 Sherman Avenue lot: 27, Corcoran, CA 93212
      View Details
    • $82,900

      Corner Lot in Corcoran, CA

      Corner lot near schools, potential for two houses.
      1766 North Avenue, Corcoran, CA 93212
      View Details
    • $105,000

      Expansive Corner Lot in Corcoran

      Large 0.75 acre corner lot, ideal for building.
      2744 Sherman Avenue, Corcoran, CA 93212
      View Details
    • $115,000

      Spacious Corner Lot in Corcoran

      Large corner lot with potential for multi-family or investment property.
      Branum & Olympic Avenue, Corcoran, CA 93212
      View Details
    • $115,000

      Corner Lot in Corcoran, CA

      Spacious corner lot with potential for customization and division.
      999 Branum & Olympic, Corcoran, CA 93212
      View Details
    • $127,900

      Agricultural Land in Central Valley

      18.28 acres of open land for agricultural or building use.
      123 Poso Canal, Corcoran, CA 93212
      View Details
    • $69,999

      Residential Lot in Corcoran, CA

      Prime residential lot for custom home or investment property.
      941 Doran Ave, Corcoran, CA 93212
      View Details
    • $899,000

      35 Acres Residential Land Opportunity

      Residential land in Corcoran, CA, suitable for multifamily development.
      0 W Sherman, Corcoran, CA 93212
      View Details

    FAQs

    What type of property is this?
    Farm - Open ground farmland in Corcoran, CA, with irrigation rights.
    Where is this farm located?
    The property is located at 4645 Ave 120 Unit 120 Corcoran, CA.
    What is the asking price?
    The asking price for this property is $3,700,000.
    What are key features of this property?
    This property features: Large contiguous footprint ideal for row crops, permanent plantings, or future development.; Irrigated acreage in two water districts (Lower Tule River and Pixley).; Productive soils suitable for agriculture.
    (559) 734-1700
    We can help!
    Listing Contact
    Jonathan P Verhoeven
    Jonathan P Verhoeven
    Real Estate License ID: 01966852
    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
    4645 Ave 120, Unit 120, Corcoran, CA 93212
    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!