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    Personal Care Facility on 14 Acres Title is generated by Realmo AI

    160 Moores Road, Mineral Bluff, GA 30559

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    Claim this Listing
    For Sale
    Under Contract
    $500,000

    Ranch,Traditional,Country, Multi-Family - Mineral Bluff, GA

    Property size:
    6,000 SF
    Lot size:
    13.71 Acres
    Price / SF:
    $83/SF
    Added:
    Apr 7, 2026
    Days on Market:
    44
    Last Refresh:
    May 20 at 11:06 am

    Property Features for 160 Moores Road

    General Information

    Property type
    Residential Multi Family
    Rooms
    Bonus Room, Den, Dining Room, Great Room, Kitchen, Laundry, Living Room, Media Room
    Parking features
    Driveway
    Interior features
    Furnished, Pantry, Ceiling Fan(s), Sheetrock, Wood
    Exterior features
    Handicap Access, Additional Dwelling Unit
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Cooktop, Dryer, Range, Refrigerator
    Standard status
    Active Under Contract
    APN
    00090185
    Size
    6,000 SF
    Lot size
    13.71 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    2012
    Floors in Building
    2
    Flooring type
    Concrete, Linoleum
    Building materials
    Block, Concrete, Frame
    Roof type
    See Remarks
    Architectural style
    New Traditional

    We can help!

    Listing Contact
    Rachel Callihan

    Listing agent Rachel Callihan

    Listing office Ansley Real Estate Christie's Int. Real Estate 165 Depot Street, Atlanta, GA

    Listing date Apr 7, 2026

    MLS# 420296 Listing URL

    Copyright © 2026 Northeast Georgia Board 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.

    HighLights

    • Strong income potential as an established Personal Care Facility.
    • Three separate homes on almost 14 usable acres offer privacy, expansion, or rental income.
    • Flexible layout designed to accommodate multiple levels of personal care.
    • ADA‑accessible features and required service spaces ensure regulatory compliance.
    • One partially completed 10 bedroom 5 bath home allows customization.
    • Well‑maintained property ready for a smooth transition.

    Overview

    This established Personal Care Facility presents an investment opportunity with income potential. The property features a flexible layout designed to accommodate multiple levels of personal care. It includes three separate homes situated on approximately 14 usable acres, offering privacy, expansion potential, or additional rental income opportunities. The primary residence includes 4 bedrooms and 3 bathrooms. A mobile home offers 4 bedrooms and 2 bathrooms. An unfinished building provides 10 bedrooms and 5 bathrooms, which requires completion. The property includes common living and dining areas, a commercial-style kitchen, ADA-accessible features, and all required service spaces for regulatory compliance. One home is partially completed, allowing for customization. The 6,000 square foot property has been well maintained and is suited for a new operator or a new business venture such as a kids camp, group home, or a family compound. Located in Mineral Bluff, Georgia, the property benefits from local demand for personal care services and a high-functioning floorplan.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Suggested Use

    Kitchen & Bath Showroom Storage Facility Plumbing Service Nursing Home Nursing Home

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

    Similar Places Nearby

    • Oak Ridge Personal Care Home — 160 Moore's Rd, Mineral Bluff, GA 30559
    • White Oaks Personal Care Home — 130 Moore's Rd, Mineral Bluff, GA 30559

    Location Insight

    • Map
    • Local Demand
    City
    Mineral Bluff
    County
    Fannin
    State
    Georgia
    Longitude
    -84.189126
    Latitude
    34.971579

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    FAQs

    What type of property is this?
    Assisted living facility - Established personal care facility with expansion potential on 14 acres.
    Where is this assisted living facility located?
    The property is located at 160 Moores Road Mineral Bluff, GA.
    What is the asking price?
    The asking price for this property is $500,000.
    What are key features of this property?
    This property features: Strong income potential as an established Personal Care Facility.; Three separate homes on almost 14 usable acres offer privacy, expansion, or rental income.; Flexible layout designed to accommodate multiple levels of personal care.
    (706) 258-8067
    We can help!
    Listing Contact
    Rachel Callihan
    Real Estate License ID: 295700
    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.

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