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    Zoned Ranch Farm with Lake Title is generated by Realmo AI

    929 Nicholsville Road, Monroe, GA 30656

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    Claim this Listing
    For Sale
    $2,079,540

    LAND - Monroe, GA

    Lot size:
    77.02 Acres
    Added:
    Apr 21, 2026
    Days on Market:
    46
    Last Refresh:
    Jun 5 at 10:06 pm

    Property Features for 929 Nicholsville Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Grassed, Partially Wooded
    Fencing
    Fenced
    Standard status
    Active
    APN
    C0850084
    Lot size
    77.02 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    8824

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Tank
    Water front features
    Creek, Lake
    Water front
    1

    Building Details

    Additional Structures
    Residence

    We can help!

    Listing Contact
    Todd Jackson

    Listing agent Todd Jackson License #158396

    Listing office Jackson Realty 316 N Broad Street, Monroe, GA

    Listing date Apr 21, 2026

    MLS# 10737885 Listing URL

    Copyright © 2026 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.

    HighLights

    • 77‑acre farm with lake frontage in front and creek along the left side
    • Zoned A‑1 with 846 ft of road frontage
    • Fenced and cross‑fenced pastures for horse or cattle use
    • Utilities include county water (home hooked up) plus a well on the property; natural gas available at the street
    • Septic tank and cable available on site
    • Easy access to Hwy 316 and Hwy 78; sold AS‑IS with appointment only

    Overview

    This offering is a 77.02-acre farm property with a lake in front and a creek along the left side. The land is open with gently rolling terrain and is fenced and cross-fenced to support pasture use. The property is configured for animals and farm-style activities, with room for a horse or cattle operation or a private family compound.

    The property has 846 feet of road frontage and is zoned A-1. The home on site is hooked to county water, and there is also a well on the property. Natural gas is available at the street. Access is described as easy to Hwy 316 and Hwy 78.

    The property may appeal to buyers looking for A-1 acreage that already supports pasture management through fencing and cross-fencing, along with on-site water access through both county water service and a well. The lake and creek features provide natural water resources within the boundaries. Sale is being made "AS-IS," and appointments are required to view the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Auto Parts Store Food Market Accounting Firm Grocery & Convenience Store Discount Store Garden Center Electronics & Wireless Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Monroe
    County
    Walton
    State
    Georgia
    Longitude
    -83.726605
    Latitude
    33.86054

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    FAQs

    What type of property is this?
    Ranch - Zoned A-1 farm acreage with lake frontage, creek along one side, and fenced pastures for equestrian or cattle use.
    Where is this ranch located?
    The property is located at 929 Nicholsville Road Monroe, GA.
    What is the asking price?
    The asking price for this property is $2,079,540.
    What are key features of this property?
    This property features: 77‑acre farm with lake frontage in front and creek along the left side; Zoned A‑1 with 846 ft of road frontage; Fenced and cross‑fenced pastures for horse or cattle use
    (770) 601-1369
    We can help!
    Listing Contact
    Todd Jackson
    Real Estate License ID: 158396
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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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