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    2461 Charles Ln San Simon, AZ 85632

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    2461 Charles Ln San Simon, AZ 85632

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    • Commercial real estate
    Off-Market
    Property ID
    US07-0576003
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 2461 Charles Ln

    Property type
    Commercial real estate

    Description

    This exceptional 440-acre property in San Simon, Arizona, presents a unique investment opportunity. Boasting a substantial water supply exceeding 1500 gallons per minute (GPM) from 13 interconnected underground water well pumps, this land is perfectly suited for large-scale agricultural operations. The property has 3-phase power distributed throughout, ensuring efficient operation of farming equipment. Previously used for hay farming, the land is currently undergoing a transition to pistachio cultivation, with approximately 5 acres already planted. A significant feature is a 10-acre inner parcel containing a substantial 50x70 foot steel building, complemented by a 20x50 foot office space within. This inner parcel also includes hundreds of established trees. The property's location in Cochise County, Arizona, at 2461 W Charles Ln, San Simon, AZ 85632 (32.285858, -109.237272), offers both agricultural potential and residential possibilities. The asking price is $2,250,000. This property is zoned for both agricultural and residential use, providing flexibility for diverse development plans.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Simon
    County
    Cochise
    State
    Arizona
    Longitude
    -109.237272
    Latitude
    32.285858

    Comparable in this City

    • $2,295,000
      160.00 Acres

      Arizona Orchard Land with Pistachios

      Prime Arizona orchard land planted with pistachio trees for sale.
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    • $155,000
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      Cochise Vacant Land Opportunity

      160 acre property with farm/orchard potential, owner carry.
      1000 Mcneil Rd, Cochise, AZ 85632
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    • $60,000
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      Expansive Land in San Simon, AZ

      37 acres of undeveloped land with mountain views.
      37 Acres Blacktail Rd, San Simon, AZ 85632
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    • New
      $1,200,000
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      Vast Farmland Opportunity in Portal

      554 acres of vacant land ready for farming.
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    • $390,000
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      Serene Land with Mountain Views

      39 acres of land near hiking and bird watching.
      39 S Foothills Rd, San Simon, AZ 85632
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    • $75,000
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      Fenced Land with Irrigation Well

      40 acres of fenced land with an irrigation well.
      2707 N Adkins Rd, San Simon, AZ 85632
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    Similar Nearby for Sale

    • $2,295,000
      160.00 Acres

      Arizona Orchard Land with Pistachios

      Prime Arizona orchard land planted with pistachio trees for sale.
      00 Cavot Rd, San Simon, AZ 85632
      View Details
    • $155,000
      160.00 Acres

      Cochise Vacant Land Opportunity

      160 acre property with farm/orchard potential, owner carry.
      1000 Mcneil Rd, Cochise, AZ 85632
      View Details
    • $60,000
      37.00 Acres

      Expansive Land in San Simon, AZ

      37 acres of undeveloped land with mountain views.
      37 Acres Blacktail Rd, San Simon, AZ 85632
      View Details
    • New
      $1,200,000
      554.00 Acres

      Vast Farmland Opportunity in Portal

      554 acres of vacant land ready for farming.
      111 Community Dr, Portal, AZ 85632
      View Details
    • $390,000
      39.60 Acres

      Serene Land with Mountain Views

      39 acres of land near hiking and bird watching.
      39 S Foothills Rd, San Simon, AZ 85632
      View Details
    • $75,000
      40.00 Acres

      Fenced Land with Irrigation Well

      40 acres of fenced land with an irrigation well.
      2707 N Adkins Rd, San Simon, AZ 85632
      View Details
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    San Simon, AZ 85632
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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.

    More about this property
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