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    Turn-Key Hop Processing Facility Title is generated by Realmo AI

    7502 Campbell Rd, Toppenish, WA 98948

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    Claim this Listing
    New
    For Sale
    $6,750,000

    COMMERCIAL - Toppenish, WA

    Property size:
    33,000 SF
    Lot size:
    80.40 Acres
    Price / SF:
    $204/SF
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for 7502 Campbell Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Rooms
    Basement
    Basement
    Crawl Space
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    19101641001
    Size
    33,000 SF
    Lot size
    80.40 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    20431

    Utilities

    Heating system
    Electric (Heating), Heat Pump (Heating), Forced Air
    Cooling system
    Central Air
    Water source
    Private

    Building Details

    Year built
    2005
    Floors in Building
    1
    Flooring type
    Concrete, Vinyl
    Building materials
    Frame
    Roof type
    Metal

    We can help!

    Listing Contact
    Mike Gibbons
    Mike Gibbons

    Listing agent Mike Gibbons

    Listing office Coldwell Banker Cascade Real Estate 205 N 40th Ave Suite 203, Yakima, WA

    Listing date Jun 2, 2026

    MLS# 26-1639

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

    HighLights

    • 80 deeded acres with approx. 70 acres of established hop trellising and an on‑site processing facility
    • 12‑bay hop kiln built in 2019 for drying hops as part of the processing workflow
    • DK Hop Picker/Vine Picker installed in 2016 to support harvesting operations
    • Propane storage includes one 60,000‑gallon tank and two 30,000‑gallon tanks for kiln fuel supply
    • Support buildings: 2,942+/- SF office (2018), 5,575+/- SF machine shed (2017), and 2,400 SF insulated metal storage (2019) with 20‑ft eave
    • Expansion options: 37+/- deeded hop acres adjacent and access to more than 200 acres of leased hop ground

    Overview

    Turn-key hop processing facility offered with established production land and purpose-built infrastructure. The site includes approximately 80 deeded acres with roughly 70 acres of established hop trellising, designed to support an efficient flow from harvest to drying, baling, and storage. Core processing equipment includes a 12-bay hop kiln constructed in 2019 and a DK hop picker/vine picker installed in 2016. A baler building replaced in 2005 remains a key part of the packaging and handling cycle.

    Improvements support on-site operations, including a newly constructed 2,942+/- square foot office building (2018), a 5,575+/- square foot machine shed (2017), and a 2,400 square foot insulated metal storage building with a 20-foot eave height (2019). The facility is also equipped with substantial propane storage for kiln operations, including one 60,000-gallon tank and two 30,000-gallon tanks.

    This property is well-suited for established growers, investors, or vertically integrated operators seeking an operating platform with equipment in place and the ability to scale. Additional acreage may be acquired, with 37+/- deeded hop acres directly adjacent and access to more than 200 acres of leased hop ground, offering options to increase capacity within the Yakima Valley hop-producing region.
    Property Profile Location Intelligence

    Current Use by Public Records

    Brulotte Farms Food Processing Plant

    Map

    City
    Toppenish
    County
    Yakima
    State
    Washington
    Longitude
    -120.440391
    Latitude
    46.335077

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    FAQs

    What type of property is this?
    Vineyard - Operational hop kiln and picker equipment on established acreage support immediate, vertically integrated processing during harvest.
    Where is this vineyard located?
    The property is located at 7502 Campbell Rd Toppenish, WA.
    What is the asking price?
    The asking price for this property is $6,750,000.
    What are key features of this property?
    This property features: 80 deeded acres with approx. 70 acres of established hop trellising and an on‑site processing facility; 12‑bay hop kiln built in 2019 for drying hops as part of the processing workflow; DK Hop Picker/Vine Picker installed in 2016 to support harvesting operations
    (509) 248-5050
    We can help!
    Listing Contact
    Mike Gibbons
    Mike Gibbons
    Request Owner's contact information
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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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