EXCLUSIVELY REPRESENTED BY MARTIN OUTDOOR PROPERTY GROUP & MERIT COMMERCIAL REAL ESTATE
CHRISMARTIN
MOPG / John L Scott
Principal Broker (541) 660-5111 chris@mopg.com
CASPIAN HOEHNE
Merit Commercial Real Estate
Licensed Broker (541) 944-9967
caspian@merit-commercial.com
This offering memorandum is intended for only the party receiving it from Merit Commercial Real Estate ("MCRE"), and should not be made available to any other reviewing entity without the prior written consent of MCRE. All information included in this offering memorandum has been obtained from sources deemed reliable, however, Owner, MCRE, and/or their representatives make no representations or warranties, expressed or implied, as to the accuracy of the information, and makes no warranty or representation into the exact state of the property, the presence of contaminating substances, PCB's or asbestos, the property or owner's compliance with State and Federal regulations, or the physical condition of any improvements on the property. The recipient of this document must independently verify the information and assumes any and all risk for inaccuracies contained herein. The information contained in this offering memorandum is not a substitute for a thorough due diligence investigation.
Executive Summary
Merit Commercial Real Estate is pleased to exclusively present 6531Lower River Road, a multi-faceted agricultural property located in beautiful Grants Pass, Oregon (the "Property").
The Property presents a rare opportunity to acquire a 74.58± acre Rogue Riverfront agricultural property with the core infrastructure of a commercial dairy already in place.
Historically operated as Rogue Creamery dairy and farmstand, the Property includes approx. 72,400 SF of built agricultural improvements, an active DEQ-approved CAFO permit, certified organic status through Oregon Tilth, ±60 irrigated acres, productive soils, Rogue River frontage, & two existing residential dwellings.
For the agricultural buyer seeking infrastructure, water, soils, & operational flexibility in one offering, this property provides a substantial foundation for continued dairy use, forage production, livestock support, or other compatible farm operations.
The dairy complex is anchored by a ±41,000 SF main freestall barn designed for functional herd flow, feed efficiency, ventilation, & manure management, including open sides, a high roofline, central feed alley, stanchion feeding, automatic gates, chutes, LED lighting, concrete flooring, & automated flushing systems. The adjoining ±2,000 SF robotic milking room houses two voluntary robotic milking units with RFID cow identification, smart gates,
automated sorting, controlled cow flow, production monitoring, drainage, loft space, & rooftop solar panels.
Additional infrastructure includes a milk house, expansive mechanical rooms, original raised milking parlor, ±13,500 square feet of hay & feed storage, multiple GP & equipment storage structures & a farm stand/office area. The Property also has two existing residences that provide practical housing options for ownership, management, or farm labor needs (see pages 6-7 for more info).
The site is permitted as a Confined Animal Feeding Operation ("CAFO") with authorization for up to 255 total head, including 230 in production. Lagoon & manure management infrastructure are in place (more info available upon request).
Water is a key operational asset; the Property includes ±350' of Rogue River frontage, ±60 irrigated acres with a 1919 priority date, existing irrigation infrastructure including a pump station, buried mainline, wheel line, and a 30 HP pump, all sited on a stunning riverfront setting.
Primary soil types include Newberg fine sandy loam, Evans loam, Wapato silt loam, and Barron coarse sandy loam, with much of the ground mapped as Class 2w and Class 3 agricultural soils - all Certified Organic by Oregon Tilth.
Buyer is responsible for any & all due diligence. Contact the listing brokers today for additional information.
Offering Price: $2,500,000
Occupancy: Delivered vacant
Address: 6531Lower River Rd, Grants Pass, OR, 97526 Jackson County
Legal: 36-06-17 TL 401| APN R318609
Annual Taxes:$8,234.46 (2025-26)
Zoning: EFU (Exclusive Farm Use)
Land Area:74.58 ac (3,248,705 SF)
Built Sq. Ft:±72,400 SF combined total
See pg. 6 for more info
Water: Includes ±60 acres of irrigated pasture with Rogue River water rights; ±350' of Rogue River frontage; Two private wells onsite
Elevations:860' - 880' MSL
Soils: Mix of irrigated loamy agricultural soils. See pg. 11for more info
Permits: CAFO permit and nutrient management plan available for review upon request
Sanitation:Approved lagoon, manure mgmt. infra, & two private residential septic systems (no records on file for septic systems)
Power Service:4 electrical services, mix of single and 3?
Inclusions:Various equipment (wheeled or otherwise) included at full asking price. Contact brokers for full list of inclusions. Said inclusions are subject to change at any time without notice.
Residential Improvements
Entitlement Notes: Both residences appear to have been established prior to current zoning and are presumed to be pre-existing grandfathered residential uses. It is understood that either residence may be remodeled or replaced, either in its current location or elsewhere on the property, provided the new location meets current setbacks and applicable overlay restrictions. No size limitation is understood to apply to a replacement dwelling.
Other potential residential entitlements may include application for either one or both of the following:
- Relative farm dwelling
- Accessory farm dwelling
Both uses are conditional approvals and would require demonstration of a need for additional farm help or agricultural support use, subject to county review and approval.
Main House (Residence 1)
Year Built: ±1955
Approx. Size: ±1,383 SF
Layout: 2 bedroom / 1bathroom single story
Notes: Located near the property entrance with covered porch, carport, kitchen, laundry, pantry, small office area, full bathroom, and two bedrooms. The structure appears generally sound, but needs various repairs and updating.
Residence
2
Year Built: ±1930
Approx. Size: ±1,040 SF
Layout: 3 bedroom / 1bathroom single story
Notes: Located to the west of the dairy, this single story residence has a covered porch, kitchen, living room, full bathroom, laundry hookups, and three bedrooms. The structure appears generally sound, but needs various repairs and updating.
Residential Building 1
Residential Building 2
Overlay Report
Below is a list of Development Overlays relevant to the Subject Property. Info provided in good faith and believed to be accurate; buyers must complete their own due diligence. Source: Jackson County
Zoning: EFU (Exclusive Farm Use)
External link to Grants Pass ZoningCode
City Limits: Outside city limits of Grants Pass
County Limits: Within Josephine County limits
UGB: Outside Urban Growth Boundary
Floodzone:Within floodway, 100-year and 500-year flood zones
Wetlands: Area of Pfo1c wetlands located within the wooded are of the Property
Soils: Mixture of Newberg fine sandy loam (Class 2w), Evans loam (Class 2w), Wapato silt loam (Class 3w), and Barron coarse sandy loam (Class 3e)
School District: Three Rivers
Wildfire Hazard: Within wildfire zone
Grants Pass History and Profile
"It's the climate"
Grants Pass, Oregon - believed to be named after General Ulysses S. Grant's battle at Vicksburg - has a rich history since the early 1800's. Grants Pass is desirable to homeowners and businesses alike for it's growing employment, natural beauty, and the City's convenient location on I-5, as well as being home to the Josephine County Fairgrounds and home of several large companies, such as Dutch Bros Coffee, AllCare Health and Asante Health System's Three Rivers Hospital.
The City was historically a hub for the timber and agriculture industries, being strategically located on the Rogue River. The local economy has significantly expanded beyond these industries, but the area remains a strong agricultural market.
Within a 30 minute drive is the domestic Grants Pass Airport as well as the Rogue Valley International-Medford Airport, a regional air travel hub for all of Southern Oregon, with well over 1M annual travelers. Breathtaking outdoor recreational activities are moments away; Upper and Lower Table Rock, the Rogue River, dozens of lakes, as well as the Crater Lake National Park are all within an easy drive.
Overall, Grants Pass is a city that blends its historical roots with a forward-looking perspective, making it a desirable destination for businesses and residents alike.
6531Lower River Road is being offered on the open market. Purchasers should rely on their own assumptions and base their offer on the "As-Is, Where-Is" condition of the property. The Listing Brokers will be available to assist prospective purchasers with their review of the offering and answer any questions within their scope.
Property Tours: All prospective buyers should be prepared to proof of financial qualification before a property tour. Tours are available by appointment only, and must be completed with the company of a listing broker or other representative. Seller reserves the right to suspend tours at any time without notice. Seller requires at least 48 hour advance notice for any tours.
Interest to be Transferred: Fee Simple, via Special Warranty deed.
Offers: There is not currently a definitive date for offers to be submitted. When a prospective buyer prepares an offer for any portion of the Site, such offers should, at a minimum, include the following:
- Purchase price
- Verifiable proof of funds
- Amount of earnest money deposit
- Buyer's due diligence period, extension options, and internal approval process
- Desired closing date
- Breakdown of closing expenses to be paid by buyer and seller, if differing from local customs
Please contact listing brokers Chris and Caspian for additional information.
Chris Martin
MOPG / John L Scott
Principal Broker d: (541) 660-5111 chris@mopg.com Caspian Hoehne
Local Vendor Directory
Notes & Background
This vendor directory is tailored to commercial property owners or asset managers (the "Contracting Party") and covers the most common recommendations we give. We do not provide blanket recommendations for attorneys or finance/tax professionals, but may provide them based on your specific scenario - please contact us. Vendors marked with a star symbol indicate that Merit Commercial Real Estate ("MCRE") may receive compensation from this vendor. MCRE assumes absolutely no liability or responsibility for the actions of any vendor on this list. It is the responsibility of the Contracting Party to independently vet, verify, pay, manage, or otherwise work with any vendor. MCRE recommends all Contracting Parties obtain multiple bids/proposals for all work contemplated.
American Industrial Door, americandoorllc.com........ Bear Creek Overhead, bearcreekoverhead.com......... Overhead Door Co. of Rogue Valley, odcrv.com........
Electrical
JT Electric,...........................................................
This vendor directory is tailored to commercial property owners or asset managers (the "Contracting Party") and covers the most common recommendations we give. We do not provide blanket recommendations for attorneys or finance/tax professionals, but may provide them based on your specific scenario - please contact us. Vendors marked with a star symbol indicate that Merit Commercial Real Estate ("MCRE") may receive compensation from this vendor. MCRE assumes absolutely no liability or responsibility for the actions of any vendor on this list. It is the responsibility of the Contracting Party to independently vet, verify, pay, manage, or otherwise work with any vendor. MCRE recommends all Contracting Parties obtain multiple bids/proposals for all work contemplated.
Notice of Disclosures
This Offering Memorandum (the "Document") is intended for only the party receiving it from Merit Commercial RE, LLC and/or John L Scott Medford (together the "Listing Brokers"), and should not be made available to any other reviewing entity without the prior written consent of the Listing Brokers. All information included in this Document has been obtained from sources deemed reliable, however, Owner, Listing Brokers, and/or their representatives make no representations or warranties, expressed or implied, as to the accuracy of the information, and makes no warranty or representation into the exact state of the property, the presence of contaminating substances, PCB's or asbestos, the property or owner's compliance with State and Federal regulations, or the physical condition of any improvements on the property. The recipient of this Document must independently verify the information and assumes any and all risk for inaccuracies contained herein. The information contained in this Document is not a substitute for a thorough due diligence investigation.
This Document and all related materials, including but not limited to text, graphics, financial data, projections, designs, and intellectual property contained herein, are the proprietary and confidential property of the Listing Brokers. The Document is provided solely for the use of the intended recipient(s) for the purpose of evaluating the specific investment or transaction opportunity described herein. Some photos or graphics in this Document may have been enhanced using AI and may not be exactly accurate, nor should they be relied upon for any investigation, studies, or any other use besides general informational purposes. Any unauthorized use, reproduction, duplication, distribution, or adaptation of the Document or any portion thereof, in any form or by any means, whether electronic, mechanical, or otherwise, is strictly prohibited without the express written consent of the Listing Brokers.
Information regarding zoning, residential entitlements, replacement dwelling rights, farm dwelling potential, overlays, setbacks, and permitted uses is subject to final verification with the appropriate governing agencies. Building sizes, improvement measurements, acreage figures, square footage, and dimensions are approximate and have been obtained from a combination of county records, mapping software, third party sources, seller provided information, and field observations. Buyer is advised to independently verify all measurements and sizes if such information is material to Buyer?s intended use, valuation, financing, or purchase decision.
Information regarding water rights, total acres, places of use, irrigation infrastructure, and water availability is believed to be accurate based on available records and information provided, but has not been independently certified. The Listing Brokers are not Certified Water Rights Examiners or irrigation specialists. Buyer is advised to verify all water related matters with the Oregon Water Resources Department, a Certified Water Rights Examiner or other appropriate expert.
Information regarding CAFO permits, nutrient management plans, lagoon systems, environmental compliance, organic certification, soils, floodplain status, utilities, equipment, personal property, and condition of improvements is provided for general informational purposes only and should be independently verified by Buyer with the appropriate agencies, records, inspectors, consultants, and qualified professionals.
Buyer should not rely solely on broker provided information in making a purchase decision. Buyer is responsible for confirming all facts, conditions, permits, entitlements, regulatory requirements, and property characteristics that are material to Buyer?s intended use or valuation.
Merit Commercial RE, LLC
Oregon license 201001084
310 E. 6th Street, Ste. 400 Medford, OR 97501
John L. Scott Medford
Oregon license 200810016
871Medford Center Medford, OR 97504
Chris Martin
Licensed Principal Broker in the State of Oregon (#200706071)
Caspian Hoehne
Licensed Real Estate Broker in the State of Oregon (#201234073)
