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    12321 Highway 185 Saint George, GA 31562

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    For Sale
    $1,509,800

    MULTI_FAMILY - St George, GA

    Property size:
    3,938 SF
    Lot size:
    90.00 Acres
    Added:
    Feb 26, 2026
    Days on Market:
    44
    Last Refresh:
    Apr 11 at 1:06 am

    Property Features for 12321 Highway 185

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    Res Multi
    Bedrooms
    2
    Bathrooms
    3
    Rooms
    Bedroom 1, Bathroom 3, Bathroom 1, Bathroom 2, Bedroom 2
    Standard status
    Active
    APN
    0006-010B
    Size
    3,938 SF
    Lot size
    90.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3792

    Building Details

    Year built
    2021

    We can help!

    Listing Contact
    Ryker Carter
    Ryker Carter

    Listing agent Ryker Carter License #348142

    Listing office Keller Williams Realty Golden Isles 122 Island Professional Park, Saint Simons Island, GA

    Listing date Feb 26, 2026

    MLS# 1660059

    Copyright © 2026 Golden Isles Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    90 Acres on Little St. Mary's

    This 90-acre property, suitable for multi-family residential development, features direct frontage on the Little St. Mary's River and is approximately 30 minutes from Jacksonville, Florida. The completely wooded land includes massive live oaks, mature pine timber, and natural hardwood areas, creating an excellent hunting and wildlife habitat ideal for kayaking, fishing, and enjoying the outdoors. The property includes two river homes. Home #1 features one large bedroom, a kitchen overlooking the great room, and a spacious additional area suitable as a second bedroom, bunk room, or entertainment space, making it perfect for a full-time residence or weekend retreat. Home #2, nestled beneath towering live oaks, includes one bedroom with an open great room and kitchen, with windows overlooking the canopy of live oaks. It is designed for peaceful, natural views and could be expanded to add additional bedrooms. The property offers flexibility to keep both homes for a family compound, live in one and use the other as a guest home or rental, or divide into two tracts for future investment potential. The river frontage, mature timber, and secluded setting create a true South Georgia retreat with easy access to Jacksonville. The property's size is 3938 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Food Market Grocery & Convenience Store Travel Agency

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saint George
    County
    Charlton
    State
    Georgia
    Longitude
    -82.214324
    Latitude
    30.506618

    Nearby Similar for Sale

    • $549,900

      38 Acres on Little St. Mary's River

      38 acres with river frontage, mature timber, and charming river home.
      12321 Highway 185, Saint George, GA 31562
      View Details
    • $130,000

      Saint George Land Opportunity

      1.5-acre land lot in Saint George, GA.
      St. Mary's River Bluff, LTD, Saint George, GA 31562
      View Details

    FAQs

    What type of property is this?
    Land - 90-acre waterfront land ideal for retreat or investment.
    Where is this land located?
    The property is located at 12321 Highway 185 Saint George, GA.
    What is the asking price?
    The asking price for this property is $1,509,800.
    What are key features of this property?
    This property features: 90 acres with direct frontage on the Little St. Mary's River, offering privacy and recreational opportunities.; Two homes on the property, suitable for a family compound or guest house/rental arrangement.; Potential for division into two tracts (52‑acre and 38‑acre) for future investment.
    (912) 434-6477
    We can help!
    Listing Contact
    Ryker Carter
    Ryker Carter
    Real Estate License ID: 348142
    Learn More
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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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