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    59349 Oil Dri Rd Christmas Valley, OR 97641

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    59349 Oil Dri Rd Christmas Valley, OR 97641

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    • Land
    • 274.19 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 59349 Oil Dri Rd

    Lot size
    274.19 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 274.19-acre Eastern Oregon farm, located north of Christmas Valley in Lake County (zip code 97641), presents a lucrative agricultural opportunity. The property boasts a highly productive alfalfa operation, consistently yielding over 6 tons per acre under newer stands. Irrigation is ensured by a large well equipped with a variable frequency drive, efficiently managing water distribution to two Valley pivots featuring end guns and inline fertilizer for optimized production. The sandy loam soil is ideal for high-quality dairy feed, a characteristic of this region. Improvements include two homes—a currently uninhabitable 1972 single-wide manufactured home and a livable two-story, one-bedroom, two-bathroom residence—a 640 sq ft shop with an attached 798 sq ft greenhouse, and a seven-bay pole barn machine shed suitable for hay storage. Nearby communities like Christmas Valley, Fort Rock, and Silver Lake offer convenient access to supplies and services. Recreational opportunities abound, with proximity to the Lost Forest, sand dunes ideal for ATV riding, and hunting for antelope, mule deer, and elk (the property draws two LOP tags). This property offers a compelling combination of agricultural potential and recreational appeal, making it an attractive investment. The asking price is $1,999,999.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Christmas Valley
    County
    Lake
    State
    Oregon
    Longitude
    -120.379
    Latitude
    43.2615

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    Similar Nearby for Sale

    • Contact for pricing
      1,152 SF

      Eastern Oregon Alfalfa Farm

      274.19-acre alfalfa farm with robust irrigation system.
      59349 Oil Dri Rd, Christmas Valley, OR 97641
      View Details
    • Contact for pricing
      20.00 Acres

      20 Acres in Christmas Valley

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    • $475,000
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      Productive Farmstead in Christmas Valley

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    • $1,299,000
      1,000.00 Acres

      1000 Acres Farmland with Water

      Farmland with water rights, buildings, and greenhouse frames.
      31868 Hwy 20, Christmas Valley, OR 97641
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    • $35,000
      40.00 Acres

      40 Acres in Christmas Valley

      40-acre parcel suitable for homesite, horses, cows, farming, ranching.
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    • $59,500

      Land For Sale

      Land available in Christmas Valley, Oregon.
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    Christmas Valley, OR 97641
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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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    59349 Oil Dri Rd, Christmas Valley, OR, 97641

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