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    Valentina Farm: Berry Sweet Business Title is generated by Realmo AI

    5628 Grandview Road, Arlington, WA 98223

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    For Sale
    $600,000

    10-acre farm with U-pick, petting zoo, and event potential.

    Lot size:
    10.00 Acres
    Added:
    Mar 9, 2026
    Days on Market:
    70
    Last Refresh:
    Mar 16 at 11:14 am

    Property Features for 5628 Grandview Road

    General Information

    Standard status
    Active
    Lot size
    10.00 Acres

    We can help!

    Listing Contact
    OJ MARSTON

    Listing agent OJ MARSTON License #46556

    Listing office JOHN L. SCOTT EVERETT

    Listing date Mar 9, 2026

    Source Corcoran

    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 JOHN L. SCOTT EVERETT

    HighLights

    • Established Business: Successful U‑pick berry farm with 25+ varieties and existing customer base.
    • Income Potential: Turnkey business opportunity with multiple revenue streams (U‑pick, events, attractions).
    • Prime Location: 10 acres of rural land conveniently located near Arlington.
    • Diverse Attractions: Includes mini train, bouncy mat/house, and petting zoo for family entertainment.
    • Event Hosting: Ideal for birthday parties, community events, and other gatherings.
    • Expansion Potential: Opportunities to add new attractions and events.

    Overview

    Valentina Farm presents a 10-acre rural property located minutes from Arlington. Formerly the Bryant Blueberry Farm, this destination features over 25 berry varieties and offers a U-pick experience. Additional attractions include a mini train and bouncy mat/house, along with a petting zoo. The property is suitable for hosting birthday parties and community events, with potential for outdoor movies, craft fairs, reunions, and farm-to-table events. It is ideal for those interested in outdoor activities and land cultivation. The farm features blueberry and blackberry varieties. A lender is available for this property. Note that a perc test is required to determine if a septic system can be installed. A critical areas site plan (wetland delineation study) has not been completed, so the possibility of building a residence on the site is unknown until the test/plan is done; buyer to verify.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Gym & Fitness Center Auto Parts Store Department Store Skin Care Clinic Kitchen & Bath Showroom Grocery & Convenience Store Grocery & Convenience Store Cafe & Coffee Shop Plumbing Service Nursing Home

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

    Location Insight

    • Map
    • Local Demand
    City
    Arlington
    County
    Snohomish
    State
    Washington
    Longitude
    -122.1534347
    Latitude
    48.2371191

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    FAQs

    What type of property is this?
    Farm - 10-acre farm with U-pick, petting zoo, and event potential.
    Where is this farm located?
    The property is located at 5628 Grandview Road Arlington, WA.
    What is the asking price?
    The asking price for this property is $600,000.
    What are key features of this property?
    This property features: Established Business: Successful U‑pick berry farm with 25+ varieties and existing customer base.; Income Potential: Turnkey business opportunity with multiple revenue streams (U‑pick, events, attractions).; Prime Location: 10 acres of rural land conveniently located near Arlington.
    (425) 355-0200
    We can help!
    Listing Contact
    OJ MARSTON
    Real Estate License ID: 46556
    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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