Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Productive Grazing Land in Saguache Title is generated by Realmo AI

    58003 County Road T, Saguache, CO 81149

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    695.27 acres of grazing land with irrigation.

    Type:LAND
    Lot size:
    695.00 Acres
    Added:
    May 19, 2026
    Days on Market:
    18
    Last Refresh:
    May 19 at 10:40 pm

    Property Features for 58003 County Road T

    General Information

    Standard status
    Active
    Lot size
    695.00 Acres
    Property subtype
    LAND

    We can help!

    Listing Contact
    John Stratman

    Listing agent John Stratman

    Listing office Mason & Morse Ranch Company - Corporate

    Listing date May 19, 2026

    Source Moodyscre

    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 Mason & Morse Ranch Company - Corporate

    HighLights

    • Productive 695.27± acre ranch with grazing land.
    • Approximately 200 acres of irrigatable pasture supported by artesian wells.
    • Conservation easement protects agricultural use and allows ranch operations.
    • Excellent year‑round access.
    • Abundant wildlife habitat.
    • Scenic location at the northern end of Colorado’s San Luis Valley, set against the backdrop of the Sangre de Cristo Mountains.

    Overview

    The L Reverse E Ranch, situated west of Moffat in Saguache County, Colorado, encompasses 695.27 acres of grazing land. The property features a mix of native grasses and shrubland. Approximately 200 acres of pasture benefit from irrigation via artesian wells, supporting summer grazing for around 50 head of cattle. The ranch provides year-round access and abundant wildlife habitat. A conservation easement with the Colorado Cattlemen’s Agricultural Land Trust protects the property, preserving its agricultural use while allowing for continued ranch operations and improvements within a designated building envelope.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Hotel & Motel Grocery & Convenience Store Garden Center Bed & Breakfast Electrical Service Farmer's Market Fish Market Food Market (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Saguache
    County
    Saguache
    State
    Colorado
    Longitude
    -105.925058
    Latitude
    37.992879

    Nearby Similar for Sale

    • $600,000
      960 SF

      Premier Commercial Grow Operation Facility

      High-end commercial grow operation with top-of-the-line facilities and equipment.
      49976 County Road T, Saguache, CO
      View Details
    • $80,000

      Saguache, CO Land Parcel

      39.01 acre land parcel in Saguache, Colorado.
      15749 Highway 285, Saguache, CO 81149
      View Details
    • $37,000

      Land for Homestead or Retreat

      Nearly 5 acres for a mini farm or quiet retreat.
      387 Staghorn Rd, Saguache, CO 81131
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 695.27 acres of grazing land with irrigation.
    Where is this agricultural land / farmland located?
    The property is located at 58003 County Road T Saguache, CO.
    What is the asking price?
    The asking price for this property is $868,750.
    What are key features of this property?
    This property features: Productive 695.27± acre ranch with grazing land.; Approximately 200 acres of irrigatable pasture supported by artesian wells.; Conservation easement protects agricultural use and allows ranch operations.
    (303) 912-8807 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    John Stratman
    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
    58003 County Road T, Saguache, CO 81149
    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!