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    12956 Highway 278 SE Social Circle, GA 30025

    Sponsored
    For Sale
    Pending
    $250,000

    LAND - Social Circle, GA

    Lot size:
    12.32 Acres
    Days on Market:
    53
    Last Refresh:
    Feb 6 at 4:06 pm

    Property Features for 12956 Highway 278 SE

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    0124000000019D00
    Lot size
    12.32 Acres

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public
    Water front features
    Pond
    Water front
    1

    We can help!

    Listing Contact
    Adam Morgan

    American Realty Professionals of Georgia (855) 399-8721

    Listing agent Adam Morgan (855) 399-8721

    Listing date Dec 16, 2025

    MLS# 10565727 Listing URL

    Copyright © 2025 Georgia Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Prime Land Parcel in Covington, GA

    This 12.32-acre parcel, located at 12956 and 12994 Highway 278 in Covington, GA, comprises two adjoining lots of 6.20 and 6.12 acres. Situated in Tier 1 of the Brick Store Overlay District and Live/Work Area, it is suitable for an upscale single-family subdivision featuring 12 to 16 premium homes, each on a minimum 0.75-acre lot with dwellings of at least 1,800 sq. ft. Alternatively, it can accommodate a mixed-use development, including a 1.5-acre commercial node subject to a Conditional Use Permit. Current Overlay standards require 50-foot setbacks, 10% open space (1.23 acres), and 5% enhanced common areas (0.62 acres). The location benefits from visibility on Highway 278 and access to a high-income demographic. Future water and sewer availability, with the nearest sewer line approximately 2500 ft away, supports higher-density options within this development node. Architectural standards necessitate brick and stone exteriors, along with historic rural features. The property is located in a designated growth node according to Newton County's Future Land Use Plan, near the upcoming Rivian EV manufacturing plant, projected to create 7,500 jobs by 2028, and the Stanton Springs industrial park, home to Meta's data center and Takeda's medical facility. This unified parcel is being sold together for a cohesive project.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Dental Office Big Box & Wholesale Store Auto Repair Shop Food Market Storage Facility Grocery & Convenience Store Bar & Pub Electrical Service Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Social Circle
    County
    Walton
    State
    Georgia
    Longitude
    -83.743713
    Latitude
    33.601238

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    • $330,000
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    FAQs

    What type of property is this?
    Land - 12.32-acre parcel ideal for upscale residential or mixed-use development.
    Where is this land located?
    The property is located at 12956 Highway 278 SE Social Circle, GA.
    What is the asking price?
    The asking price for this property is $250,000.
    What are key features of this property?
    This property features: - Prime 12.32-acre parcel ideal for an upscale single-family subdivision or mixed-use development in Tier 1 of the Brick Store Overlay District.; - Located in a designated growth node near the upcoming Rivian EV plant and Stanton Springs industrial park, offering strong investment potential.; - High visibility on Highway 278 with a high-income demographic.
    (855) 399-8721
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    Social Circle, GA 30025
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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
    12956 Highway 278 SE Social Circle, GA 30025
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    We can help!
    Listing Contact
    Adam Morgan
    (855) 399-8721
    Learn more
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