Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Oregon Ranch with Water Rights Title is generated by Realmo AI

    54797 Hwy. 26, Mount Vernon, OR 97865

    View on Map
    Claim this Listing
    For Sale
    $13,300,000

    LAND - Mount Vernon, OR

    Lot size:
    11,391.00 Acres
    Added:
    Jun 3, 2025
    Days on Market:
    353
    Last Refresh:
    May 21 at 6:06 pm

    Property Features for 54797 Hwy. 26

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Barbed Wire
    Standard status
    Active
    APN
    05141
    Lot size
    11,391.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    23171

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well
    Water front features
    Creek, River Front
    Water front
    1

    Building Details

    Additional Structures
    Mobile Home

    We can help!

    Listing Contact
    Mt (Micah) Anderson

    Listing agent Mt (Micah) Anderson License #201206361

    Listing office Crater Lake Realty,Inc. 33550 N Highway 97, Chiloquin, OR

    Listing date Jun 3, 2025

    MLS# 220203279 Listing URL

    Copyright © 2026 Oregon Data Share. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Over 43,000 acre working cattle ranch with 1690 AUM's via 3 USFS grazing allotments.
    • Enjoy 16 miles of live water creeks and 1.2 miles of John Day River frontage.
    • Features 520+ acres of water rights for irrigation.
    • Known for world‑class hunting, including elk and mule deer.
    • Established cattle and grass production history.
    • Owner Carry financing possible.

    Overview

    The Sproul Ranch is a working cattle ranch located in eastern Oregon. The ranch spans over 43,000 total acres and stretches 18 miles from north to south. It has been known for cattle and grass production for decades. The ranch includes 3 USFS grazing allotments with 1690 AUM's. The property also boasts elk herds, mule deer, and other game animals. The John Day valley in Grant County has a history of cattle ranching, logging, and hunting. The ranch features 16 miles of live water creeks, 1.2 miles of the John Day River running through it, and over 520 acres of water rights for irrigation. The property is located in Mount Vernon, Oregon.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Mount Vernon
    County
    Grant
    State
    Oregon
    Longitude
    -119.154689
    Latitude
    44.415572

    FAQs

    What type of property is this?
    Ranch - Premier cattle ranch featuring extensive acreage and water resources.
    Where is this ranch located?
    The property is located at 54797 Hwy. 26 Mount Vernon, OR.
    What is the asking price?
    The asking price for this property is $13,300,000.
    What are key features of this property?
    This property features: Over 43,000 acre working cattle ranch with 1690 AUM's via 3 USFS grazing allotments.; Enjoy 16 miles of live water creeks and 1.2 miles of John Day River frontage.; Features 520+ acres of water rights for irrigation.
    (541) 377-0030
    We can help!
    Listing Contact
    Mt (Micah) Anderson
    Real Estate License ID: 201206361
    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
    54797 Hwy. 26, Mount Vernon, OR 97865
    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!