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    8499 Simmons Rd Redding, CA 96001
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    Property profile & analytics

    8499 Simmons Rd, Redding, CA 96001

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    • Commercial real estate
    • 748.06 lot acres
    Off-Market
    Property ID
    US09-1353463
    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 8499 Simmons Rd

    Lot size
    748.06 lot acres
    Property type
    Commercial real estate

    Description

    This exceptional 748.06-acre ranch near Redding, California, presents a unique blend of recreational opportunities and agricultural potential. The property boasts a stunning, recently constructed two-bedroom, one-bathroom home showcasing exquisite wood and stonework throughout. Enjoy breathtaking 360-degree views from the expansive patio, overlooking the meticulously maintained landscape. The open-concept design seamlessly integrates the kitchen, living room, and dining area, creating a comfortable and inviting atmosphere. A large, newly built shop provides ample storage and workspace. The ranch's agricultural capabilities are enhanced by four wells and numerous reservoirs, supporting current cattle operations. Recreational pursuits are abundant, with a remarkable 25-acre lake offering excellent bass fishing, complemented by a covered pavilion featuring an outdoor kitchen, fireplace, and turf area. Two creeks, Tadpole Creek and Olney Creek, further enrich the property's natural beauty. Hunting, ATV riding, and horseback riding opportunities abound within this expansive landscape. Located just minutes from downtown Redding, this property offers unparalleled convenience and privacy, making it an ideal retreat while remaining close to urban amenities. The property's strategic location also provides majestic views of Mount Lassen. This well-maintained ranch presents a rare opportunity to acquire a versatile property with significant recreational and agricultural value. The asking price is $3,490,000.

    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
    Redding
    County
    Shasta
    State
    California
    Longitude
    -122.456584
    Latitude
    40.528461

    Comparable in this City

    • $160,000
      5.25 Acres

      Redding Land Parcel For Sale

      5.25-acre parcel ideal for home, equestrian property, or retreat.
      033 Soleado Ln, Redding, CA 96001
      View Details
    • Contact for pricing

      Redding Industrial Zoned Parcels

      Twelve industrial parcels for sale in Redding, California.
      3660 Technology Way, Redding, CA 96001
      View Details
    • $1,750,000
      490.00 Acres

      490 Acres Vacant Land

      Vacant land with views of Mount Shasta and Lassen Peak.
      Middletown Park Dr, Redding, CA 96001
      View Details
    • $70,000
      130,680.00 Acres

      Redding Land in Silver King

      Three acre lot in desirable Silver King area.
      9200 Silver King Rd, Redding, CA 96001
      View Details
    • $254,900
      5.50 Acres

      Land with City and Mountain Views

      Raw land ready for your dream home with expansive views.
      8450 Crown Way, Redding, CA 96001
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Redding Industrial Zoned Parcels

      Twelve industrial parcels for sale in Redding, California.
      3660 Technology Way, Redding, CA 96001
      View Details
    • $160,000
      5.25 Acres

      Redding Land Parcel For Sale

      5.25-acre parcel ideal for home, equestrian property, or retreat.
      033 Soleado Ln, Redding, CA 96001
      View Details
    • $1,750,000
      490.00 Acres

      490 Acres Vacant Land

      Vacant land with views of Mount Shasta and Lassen Peak.
      Middletown Park Dr, Redding, CA 96001
      View Details
    • $70,000
      130,680.00 Acres

      Redding Land in Silver King

      Three acre lot in desirable Silver King area.
      9200 Silver King Rd, Redding, CA 96001
      View Details
    • $254,900
      5.50 Acres

      Land with City and Mountain Views

      Raw land ready for your dream home with expansive views.
      8450 Crown Way, Redding, CA 96001
      View Details

    Similar Nearby for Lease

    • $6,200 /Mo
      2 SF

      Industrial Warehouse with Flexible Options

      7,750 SF industrial warehouse with negotiable office and land.
      2495 Progress Dr, Redding, CA 96001
      View Details
    • Contact for pricing

      Redding Upstairs Office Space Available

      Office space in Cypress Square Shopping Center, utilities included.
      2455 Athens Ave, Redding, CA 96001
      View Details
    • Contact for pricing

      Cypress Square Retail Opportunity

      Community retail center with easy access and strong traffic.
      Athens Ave, Redding, CA 96001
      View Details
    • Contact for pricing
      2,344 SF

      Redding Office Space for Lease

      Commercial office building with suites suitable for medical or professional use.
      2701 Old Eureka Way, Redding, CA 96001
      View Details
    • Contact for pricing

      Downtown Redding Professional Office Space

      Newly renovated office building in downtown Redding available June 2025.
      2001 Market St, Redding, CA 96001
      View Details
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    Redding, CA 96001
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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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