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    Expansive Ranch with Water Rights Title is generated by Realmo AI

    Graven Reservoir, Alturas, CA 96101

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    Claim this Listing
    For Sale
    $3,000,000

    LAND - Alturas, CA

    Lot size:
    2,756.00 Acres
    Added:
    Nov 10, 2025
    Days on Market:
    193
    Last Refresh:
    May 22 at 6:06 pm

    Property Features for Graven Reservoir

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agricultural, Mixed Zonin
    Exterior features
    Access- All Year, RV/Boat Parking, Trees, Water Rights, Timber
    Standard status
    Active
    APN
    018-140-010-000, 018
    Lot size
    2,756.00 Acres

    We can help!

    Listing Contact
    Don Yeo

    Listing agent Don Yeo License #01344345

    Listing office California Property Brokers 191 Sand Creek Road Suite 202, Brentwood, CA

    Listing date Nov 10, 2025

    MLS# 2906693 Listing URL

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

    HighLights

    • Includes a BLM permit for 418 cow/calf pairs (May 1st to end of season) with deeded ground use after.
    • Owner financing available with 10‑20% down for 30 years fully amortized @ 6% to the right party.
    • Large reservoir with water rights and multiple ditches throughout the property.
    • Total of 2756 acres included, suitable for a large cattle operation.
    • Includes X3A deer tag.
    • Additional 724 acres available for purchase in the same general area.

    Overview

    This large ranch, located in Alturas, CA, encompasses 2756 acres. It features a BLM permit for 418 cow/calf pairs, effective from May 1st to the end of the season, with deeded ground use thereafter. The seller is open to owner financing with a 10-20% down payment for a 30-year fully amortized loan at 6% for qualified buyers. A large reservoir provides water to multiple ditches on and around the property, making it suitable for a large cattle operation. The property includes an X3A deer tag. There are an additional 724 acres available in the same general area which may be purchased as well. These include: 316 Acres, Sheep Gulch, enclosed shop, wells; 120 Acres, Canyon Creek runs through half a mile; 600 Acres, borders the aforementioned 120 acres; 640 Acres, Graven Place/Graven Reservoir, water rights with well, solar system in meadows; 600 Acres; 320 Acres, Hilton Dairy, old Apple Orchard with well, meadow; 160 Acres, Clark's Meadows/Reservoir. The property is zoned for agricultural and mixed uses.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Alturas
    County
    Modoc
    State
    California
    Longitude
    -120.55
    Latitude
    41.4836

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    FAQs

    What type of property is this?
    Ranch - 2756-acre ranch with BLM permit and owner financing option.
    Where is this ranch located?
    The property is located at Graven Reservoir Alturas, CA.
    What is the asking price?
    The asking price for this property is $3,000,000.
    What are key features of this property?
    This property features: Includes a BLM permit for **418 cow/calf pairs** (May 1st to end of season) with deeded ground use after.; **Owner financing available** with 10‑20% down for 30 years fully amortized @ 6% to the right party.; Large reservoir with water rights and multiple ditches throughout the property.
    (530) 279-1020
    We can help!
    Listing Contact
    Don Yeo
    Real Estate License ID: 01344345
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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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