5053 S Highway 77, Winkelman, AZ 85192

Description

Two parcels totaling over ½ mile of frontage on Scenic Highway 77, split on the east and west sides of the highway, just north of the historic Christmas mining area. Dripping Springs wash runs through the northern section, with cattle and horse corrals in place. Two homes on site -- 1,763 sf and 1,800 sf -- both in need of repair, along with several outbuildings also needing work. One registered well with a well house that requires repairs. On the southwest side of the highway sits a 1,600 sf building, most recently used as Dripping Springs Family of God Baptist Church and previously operated as a convenience store; the surrounding land has served as an RV park. A rare mix of highway frontage, water access, and multiple structures with strong upside potential. CHRISTMAS RANCH OFFERING MEMORANDUM
Globe AZ Property · Neil Blindauer, DeLex Realty · Page 2
This Offering Memorandum is provided for informational purposes to prospective buyers evaluating Christmas Ranch. All figures,
dimensions, and descriptions are believed accurate but are not warranted and should be independently verified during due diligence,
including through the Gila County Assessor and appropriate zoning authorities.
INVESTMENT SUMMARY
Christmas Ranch offers 120 acres across two parcels straddling more than half a mile of frontage on Scenic
Highway 77, just north of the historic Christmas mining district in Gila County, Arizona. At an asking price of
$300,000, the offering is priced at roughly $2,500 per acre -- well under recent Highway 77 corridor
comparables, which have ranged from $5,000 to $18,000 per acre depending on parcel size and
improvements.
Unlike raw acreage, this property already carries multiple existing structures -- two homes, a commercial
building, corrals, and outbuildings -- plus a registered well and year-round wash access. The combination of
below-market basis, highway visibility, water rights, and a documented multi-use history (residential,
commercial retail, church, and RV park) gives an investor several independent paths to value rather than a
single-use bet.
Key Investment Highlights
-- Below-market basis: approximately $2,500 per acre against a corridor range of $5,000-$18,000 per
acre.
-- Over 0.5 mile of frontage on Scenic Highway 77 spanning both sides of the road -- dual road-facing
exposure.
-- Existing 1,600 sq ft commercial building with a proven multi-use track record: convenience store,
church, and surrounding RV park.
-- Two residential structures (1,763 sq ft and 1,800 sq ft) offering rental, owner-occupant, or caretaker
housing upside once repaired.
-- Registered well plus Dripping Springs wash frontage -- water access is one of the scarcest and most
valuable assets in rural Gila County.
-- Cattle and horse corrals already in place, supporting immediate agricultural or equestrian use without
new construction.
-- Two-parcel configuration (east and west of the highway) allows split-use, phased development, or
resale as separate assets.
-- Proximity to the Christmas mining area positions the site for potential workforce housing, staging, or
supply-point demand.
PROPERTY OVERVIEW
Property Name Christmas Ranch
Location Scenic Highway 77, Gila County, Arizona -- immediately north of the Christmas mining area
CHRISTMAS RANCH OFFERING MEMORANDUM
Highway Frontage Over 1/2 mile combined frontage on Scenic Highway 77
Zoning Commercial -- exempt, non-profit
Asking Price $300,000 ($2,500 / acre)
Water - one registered well with well house (needs repair); Dripping Springs wash crosses the northern section.

EXISTING IMPROVEMENTS
The property is improved well beyond typical raw land in the area. Structures are being sold as-is and priced
accordingly -- the repair needs are already reflected in the offering price, leaving room for forced appreciation upside as improvements are brought back online.
Home 1 1,763 sq ft residence -- needs repair
Home 2 1,800 sq ft residence -- needs repair
Outbuildings Several additional structures on-site -- needs repair
Corrals Cattle and horse corrals, northern section.
Well House Serves the registered well -- needs repair
Commercial Building 1,600 sq ft, southwest side of Highway 77. most recently Dripping Springs Family of God Baptist Church; previously a convenience store and a bar. Surrounding Grounds Land around the commercial building has operated as an RV park.

INVESTMENT UPSIDE & REDEVELOPMENT POTENTIAL
The value case for Christmas Ranch rests on the gap between its current as-is price and the combined worth of its land, water, frontage, and structures once stabilized.

1. Commercial Reactivation
The 1,600 sq ft building on the southwest parcel has already proven itself in two commercial formats --
retail convenience store and church/assembly use -- plus a surrounding RV park operation. Highway
frontage and an established customer/visitor pattern reduce the risk typically associated with converting a
vacant structure to commercial use.

2. Residential Value-Add
Two homes totaling roughly 3,563 sq ft are sold as-is. Repair and stabilization of either or both units -- for
owner-occupancy, long-term rental, or caretaker housing -- is a direct, controllable path to added value on a
fixed acquisition basis.

3. Agricultural / Equestrian Use
Functional cattle and horse corrals, plus wash frontage and a registered well, allow immediate grazing,
boarding, or small-scale ranching income with minimal upfront capital, while longer-term plans are
developed.

4. RV Park Revival
The surrounding grounds have an operating history as an RV park. Highway 77 corridor traffic and
proximity to the Christmas mining area support renewed short-term stay or workforce-lodging demand.
5. Land Banking & Frontage Value
With over half a mile of dual-sided Highway 77 frontage and a two-parcel split, an investor can hold,
subdivide, or sell down individual frontage segments over time -- while the below-market per-acre basis
limits downside on a hold strategy.

LOCATION
Christmas Ranch sits on Scenic Highway 77 in Gila County, Arizona, immediately north of the historic
Christmas mining area. The corridor connects the Globe/Miami area to the broader Highway 77 route, positioning the property for both drive-by commercial visibility and proximity to established mining and rural communities. Dripping Springs wash provides a natural water feature through the northern portion of the site.

OFFERING TERMS
Asking Price $300,000
Property Type Rural / mixed-use -- residential, commercial, and agricultural improvements on 120 acres
Zoning Commercial, exempt / non-profit
Condition Sold as-is; structures require repair as noted above.