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    White Sage Flat 601-21-001R Fredonia, AZ 86022

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    For Sale
    $148,000

    Vacant Land - Fredonia, AZ

    Lot size:
    39.97 Acres
    Added:
    Apr 25, 2026
    Days on Market:
    12
    Last Refresh:
    May 6 at 11:06 am

    Property Features for White Sage Flat 601-21-001R

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Horse Property,Recreation,Residential
    Exterior features
    Borders BLM, Horse Property, Trees, View of Mountains, View of Valley
    Standard status
    Active
    APN
    601-21-001r
    Lot size
    39.97 Acres

    Taxes and HOA fees

    Tax Annual Amount
    454

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Ronald Thomas

    Listing agent Ronald Thomas License #SA713791000

    Listing office ERA Utah Properties 7 West Center, Kanab, AZ

    Listing date Apr 25, 2026

    MLS# 1501116 Listing URL

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

    Overview

    Remote Land Parcel Near Fredonia

    This 40-acre parcel is located in the White Sage area off Ryan Rd. (Route 22), approximately 15 miles south of Fredonia, Arizona. Situated on the slopes of the geologic Kaibab Plateau, the property features attractive land contours. It borders Bureau of Land Management (BLM) land to the south, providing privacy and proximity to natural attractions. Route 22 provides access southward toward the Kaibab National Forest and the north rim of Grand Canyon National Park, while also maintaining convenient distance from Kanab for essential services. There are currently no utilities available on the site, including water, electricity, sewer, or a septic system. A 30-foot-wide recorded easement of access runs along the property's northern boundary, allowing for access to the property and the adjacent parcel to the east. Well drilling is permissible with a permit. Coconino County zoning is G - General-10AC min. The property is suitable for horse property, recreation, and residential use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Fredonia
    County
    Coconino
    State
    Arizona
    Longitude
    -112.3846382
    Latitude
    36.7746058

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 40-acre parcel perfect for an off-grid retreat.
    Where is this agricultural land / farmland located?
    The property is located at White Sage Flat 601-21-001R Fredonia, AZ.
    What is the asking price?
    The asking price for this property is $148,000.
    What are key features of this property?
    This property features: Borders Bureau of Land Management (BLM) land, providing privacy and access to natural attractions.; 40‑acre parcel offering ample space for an off‑grid retreat.; Located on the slopes of the Kaibab Plateau, featuring attractive land contours.
    (435) 644-2606
    We can help!
    Listing Contact
    Ronald Thomas
    Real Estate License ID: SA713791000
    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.

    More about this property
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