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    1892 Blacks Mill Rd Dawsonville, GA 30534

    View on Map
    Sponsored
    For Sale
    $4,800,000

    Single-Family Home, Farmhouse|Traditional - Dawsonville, GA

    Type:Farm
    Property size:
    7,101 SF
    Lot size:
    40.54 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 14 at 2:06 am

    Property Features for 1892 Blacks Mill Rd

    General Information

    Property type
    Other
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    5
    Bathrooms
    4
    Parking
    5
    Interior features
    Bookcases, Cathedral Ceiling(s), Crown Molding, Double Vanity, Entrance Foyer 2 Story, High Ceilings 9 Ft Upper, High Ceilings 10 Ft Main, High Speed Internet, His And Hers Closets, Walk-in Closet(s)
    Exterior features
    Private Yard, Storage
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Microwave, Oven - Double, Refrigerator, Washer
    Size
    7,101 SF
    Lot size
    40.54 Acres

    Utilities

    Heating system
    Central, Forced Air
    Cooling system
    Ceiling Fan(s), Central Air
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    1991
    Flooring type
    Hardwood
    Roof type
    Metal
    Architectural style
    New Traditional
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Todd Kroupa
    Todd Kroupa

    Berkshire Hathaway HomeServices Georgia Properties (770) 475-0505

    Listing agent Todd Kroupa (770) 475-0505

    Listing date Mar 13, 2026

    MLS# 7734843 Listing URL

    Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. 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

    Picturesque Estate on 40 Acres

    This estate property, situated on 40 level acres on the Cumming/Dawsonville line, features a custom brick residence with 5 bedrooms and 4 bathrooms, surrounded by landscaping, open pasture, and a stocked pond. The property is located near North Georgia Premium Outlets and GA 400, and a short drive from Lake Lanier. The home features a grand foyer with Italian marble floors and a two-story wall of windows. Four living spaces each include a masonry fireplace. The primary suite includes a spa-inspired bath with double vanities, steam shower, jetted soaking tub, spacious closets, and a sunroom. The kitchen has custom cabinetry, quartz countertops, a large island with farmhouse sink, multiple pantries, a beverage center, Sub Zero refrigerator, Wolf six burner range with pot filler, and Bosch dishwasher. The upper level offers four bedrooms, two bathrooms, covered balconies, and storage. There is also an unfinished basement terrace level with over 3,000 square feet. The land is cleared and features landscaping across the entire 40 acres, a pond, and over 1,400 feet of road frontage on two roads. An 8,000 square foot barn garage features polished concrete floors, a commercial vehicle lift, kitchenette and bar area, bathroom with laundry, LED lighting, and large roll up doors. Additional covered shed space provides storage. The property also includes a historic 100-year-old barn and maintained grounds.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Blacks Mill Tree ... Garden Center

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop Accounting Firm Garden Center Electrical Service Electronics & Wireless Store Computer & Electronic Repair Tech Support Center Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Dawsonville
    County
    Dawson
    State
    Georgia
    Longitude
    -84.07744
    Latitude
    34.335936

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    FAQs

    What type of property is this?
    Farm - Private estate with custom residence, barn, and stocked pond.
    Where is this farm located?
    The property is located at 1892 Blacks Mill Rd Dawsonville, GA.
    What is the asking price?
    The asking price for this property is $4,800,000.
    What are key features of this property?
    This property features: - 40 level, landscaped acres with a stocked pond offering privacy.; - Features an **8,000 sq ft barn/garage** with polished concrete floors, vehicle lift, kitchenette and roll-up doors.; - **Custom-built 5 bedroom, 4 bathroom brick residence** with high-end finishes, including Italian marble floors and Sub Zero/Wolf appliances.
    (770) 910-4860
    Request Owner's contact information
    1892 Blacks Mill Rd Dawsonville, GA 30534
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    Dawsonville, GA 30534
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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
    1892 Blacks Mill Rd Dawsonville, GA 30534
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    We can help!
    Listing Contact
    Todd Kroupa
    Todd Kroupa
    Real Estate License ID: 384588
    (770) 910-4860 (770) 475-0505
    Learn more
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