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    Improved Pecan Farm With Irrigation Title is generated by Realmo AI

    4972 West Gleeson Road Unit 2, Elfrida, AZ 85610

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    For Sale
    $18,900,000

    Multi-acre pecan farming operation with solid set irrigation, active wells, and on-site agricultural facilities and housing.

    Type:Land
    Property size:
    6,915,360 SF
    Lot size:
    844.00 Acres
    Price / SF:
    $2/SF
    Added:
    May 29, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 6 at 3:45 am

    Property Features for 4972 West Gleeson Road Unit 2

    General Information

    Standard status
    Active
    Size
    6,915,360 SF
    Lot size
    844.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Dani Miller
    Dani Miller

    Listing agent Dani Miller License #BR527462000

    Listing office United Country AZ Ranch, Land & Homes

    Listing date May 29, 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 United Country AZ Ranch, Land & Homes

    HighLights

    • Approximately 844 acres in Elfrida, AZ, with about 685 acres planted in producing pecan trees
    • Includes a strong mix of Western, Wichita, and Waco pecan varieties
    • Irrigation is supported by in‑ground solid set sprinkler systems and nine active wells
    • One property features a fertigation system for nutrient delivery and water‑use efficiency
    • On‑site agricultural facilities include a pecan pre‑cleaner and a 5,000+/- SF pole barn plus large shop
    • Housing for the operation includes three homes, one apartment, and a dedicated employee break room

    Overview

    Courtland and Gleeson Pecan Farms is an improved pecan farming property in Elfrida, Arizona, featuring planted acreage with additional open farmland. The operation is supported by in-ground solid set sprinkler irrigation and nine active wells, with one parcel including a fertigation system for nutrient delivery. A pecan pre-cleaner is also on site to support harvesting, handling, and processing.

    The property includes agricultural infrastructure and working improvements designed for day-to-day farm management. On-site facilities include a 5,000+/- square foot pole barn, a large shop, and a dedicated employee break room. Housing is built into the operation as well, with three homes and one apartment to accommodate management and labor.

    This property is well suited for an agricultural buyer seeking a turnkey pecan farm configuration with irrigation and processing support already in place. With producing pecan acreage plus additional open farmland for future use, it can fit operators looking to maintain current production or evaluate expansion within the agricultural footprint. Buyers and farm managers will also find the included infrastructure useful for supporting ongoing operations, maintenance, and workforce needs on site.
    Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Spa & Massage Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Elfrida
    County
    Cochise
    State
    Arizona
    Longitude
    -109.752267
    Latitude
    31.701636

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    FAQs

    What type of property is this?
    Farm - Multi-acre pecan farming operation with solid set irrigation, active wells, and on-site agricultural facilities and housing.
    Where is this farm located?
    The property is located at 4972 West Gleeson Road Unit 2 Elfrida, AZ.
    What is the asking price?
    The asking price for this property is $18,900,000.
    What are key features of this property?
    This property features: Approximately 844 acres in Elfrida, AZ, with about 685 acres planted in producing pecan trees; Includes a strong mix of Western, Wichita, and Waco pecan varieties; Irrigation is supported by in‑ground solid set sprinkler systems and nine active wells
    (480) 695-2010
    We can help!
    Listing Contact
    Dani Miller
    Dani Miller
    Real Estate License ID: BR527462000
    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.

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