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    Historic Campground Land Parcel Title is generated by Realmo AI

    S Monica Mine, Peeples Valley, AZ 86332

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    Claim this Listing
    For Sale
    Under Contract
    $350,000

    LAND - Peeples Valley, AZ

    Lot size:
    85.42 Acres
    Added:
    Jun 17, 2025
    Days on Market:
    354
    Last Refresh:
    Jun 4 at 11:06 pm

    Property Features for S Monica Mine

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RCU-2A
    Standard status
    Active Under Contract
    APN
    5
    Lot size
    85.42 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    WEAVER DIS MS 2393 AN IRREG PTN OF THE COLUMBIA PLACER, PAPPOOSE, CORTHELL, MONICA SHAMROCK #3 RED ROCK, WEST MONICA SHAMROCK NO 2 YELLOWSTONE, PHILADELPHIA & MOONSHINE CLAIMS MS 2393 THE SW COR BEING THE NO 3 COR OF THE MONICA CLAIM 85.42AC
    Tax Annual Amount
    12

    Utilities

    Water source
    Well

    We can help!

    Listing Contact
    Lindon D Gareis
    Lindon D Gareis

    Listing agent Lindon D Gareis License #BR656612000

    Listing office Down-Home Realty, LLC 17325 W Legacy Ln, Peeples Valley, AZ

    Listing date Jun 17, 2025

    MLS# 1074169 Listing URL

    Copyright © 2026 Prescott Area 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

    • Water source: well on‑site
    • Water catchment system in place
    • Seasonal creek and waterfall on the property
    • Scenic landscape with rock formations/boulders and trees
    • State land surrounds the property for additional room to roam

    Overview

    This sale offers a distinctive campground land parcel shaped by historic preservation efforts on the Monica Mine grounds. The seller built a rustic “shack” that reflects the property’s earlier era, and the site includes additional on-site relics noted as not shown in the provided images. The landscape is characterized by dramatic views, impressive rock formations and boulders, and trees distributed across the property, along with a seasonal creek and waterfall.

    Set on approximately 85.42 acres in Peeples Valley, Arizona (Yavapai County), the property benefits from surrounding state land, providing room to roam. A water catchment system is in place, and there is a shared well for hauled water. Access includes a drive where the tail end is described as challenging enough to be fun but navigable.

    For buyers looking to operate or expand a nature-based retreat, this property’s combination of historic context, campsite-friendly terrain, and existing water infrastructure supports a hands-on hospitality concept. It may also appeal to those seeking a secluded recreational holding with the added attraction of preserved mine-era character and rugged outdoor scenery. Zoning is listed as RCU-2A.
    Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Peeples Valley
    County
    Yavapai
    State
    Arizona
    Longitude
    -112.765225
    Latitude
    34.273135

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    FAQs

    What type of property is this?
    Campground - Large land parcel with historic character, dramatic natural scenery, and on-site water catchment for off-grid style use.
    Where is this campground located?
    The property is located at S Monica Mine Peeples Valley, AZ.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: Water source: well on‑site; Water catchment system in place; Seasonal creek and waterfall on the property
    (602) 810-4523
    We can help!
    Listing Contact
    Lindon D Gareis
    Lindon D Gareis
    Real Estate License ID: BR656612000
    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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