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    56087 Us-395 Davis Creek, CA 96108
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    56087 Us-395, Davis Creek, CA 96108

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

    Current Use by Public Records

    • Land

    Property Details for 56087 Us-395

    Lot size
    614.00 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 614-acre cattle and hay ranch in Davis Creek, California, presents a unique opportunity for discerning buyers. The property boasts a stunning 3,122 square foot custom home featuring three bedrooms, 3.5 bathrooms, an office, a bonus room, and an attached garage. A charming guest house with an open concept design complements the main residence. Enjoy breathtaking 360-degree views of the Warner Mountain Range and Goose Lake from both structures, nestled within a park-like setting with expansive lawns. The ranch's infrastructure includes a unique water system, crucial for its agricultural capabilities. Agricultural components comprise 240 acres of irrigated hay fields, 273 acres of dryland farming, and 82 acres of sub-irrigated pasture, ensuring diverse income streams. Supporting structures include an animal barn, a new pole barn, and a large metal shop, providing ample storage and workspace. The property's location offers convenient access via Highway 395, providing easy access to nearby towns. Situated at 4800 feet elevation, the ranch experiences pleasant seasonal variations, with snow in winter, comfortable summers, cool springs, and warm autumns. This turnkey operation is ideally suited for those seeking a lifestyle change and the opportunity to own a productive and picturesque ranch in a pristine country setting. The property includes a Riparian Water Right granting grazing privileges on the adjacent lakebed. The property's location is between Alturas and Lakeview, Oregon, offering the best of rural living. The asking price is $4,200,000. Parcel numbers are: 024-230-004 (82 acres), 024-230-022 (280 acres), 024-230-037 (147.6 acres), and 024-250-058 (105 acres), all located in Modoc County, CA, zip code 96108.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Davis Creek
    County
    Modoc
    State
    California
    Longitude
    -120.337
    Latitude
    41.9301

    Comparable in this City

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      18.00 Acres

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      OFFICE/RESIDENTIAL (MIXED USE)
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    • Value Estimation by Request
      1.86 Acres

      420 County Rd 44

      RECREATIONAL, ENTERTAINMENT
      420 County Rd 44, Davis Creek, CA 96108-7505
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      1.40 Acres

      Davis Creek, CA 96108

      RECREATIONAL, ENTERTAINMENT
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      0.22 Acres

      Davis Creek, CA 96108

      COMMERCIAL MISC
      Davis Creek, CA 96108
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    • Value Estimation by Request
      1,856 SF

      60010 Hwy 395

      OFFICE/RESIDENTIAL (MIXED USE)
      60010 Hwy 395, Davis Creek, CA 96108
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    Similar Nearby for Sale

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    • $289,000
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      105 Acres with Marketable Timber

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    Davis Creek, CA 96108
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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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