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    Land with Large Barn and Creeks Title is generated by Realmo AI

    1455 Tappan Spur Road, Watkinsville, GA 30677

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    For Sale
    $800,000

    LAND - Rustic - Watkinsville, GA

    Property size:
    784 SF
    Lot size:
    15.63 Acres
    Price / SF:
    $1,020/SF
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 4:06 pm

    Property Features for 1455 Tappan Spur Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    001
    Standard status
    Active
    APN
    A10-0-78
    Size
    784 SF
    Lot size
    15.63 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    189/270 19/109 ;
    Tax Annual Amount
    2090

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Water source
    Well, Private
    Water front features
    Creek

    Building Details

    Year built
    1995
    Floors in Building
    1
    Building materials
    Wood Siding
    Roof type
    Metal
    Architectural style
    Rustic
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Lori Wright

    Listing agent Lori Wright License #411550

    Listing office EXP Realty LLC 1372 Peachtree Street NE, Atlanta, GA

    Listing date Jun 5, 2026

    MLS# CL357593 Listing URL

    Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Over 15 private acres in Oconee County with creek frontage on two sides
    • Large barn: 40' x 60' downstairs plus 40' x 40' upstairs
    • Additional outbuildings included for storage, hobbies, farming, or equipment
    • Utilities include electricity available; water from private well and sewer via septic tank
    • Metal roof and wood siding; rustic architectural style; built in 1995

    Overview

    This rustic property offers a private, wooded-and-open setting with multiple agricultural improvements already in place. A large barn includes a 40' x 60' downstairs and a 40' x 40' upstairs, supported by multiple outbuildings for storage, hobbies, farming, equipment, horses, or recreational use. Two sides of the property are bordered by creeks, adding a natural backdrop and a sense of seclusion.

    Located in Oconee County with an address in Watkinsville, the property is described as being tucked away while still providing convenient access to Heritage Park, the University of Georgia, and the University of Georgia Equestrian Complex. The surrounding area supports a country-living lifestyle, with proximity to Watkinsville, Athens, shopping, dining, and Oconee County schools.

    For tenants, buyers, or owner-operators looking for more than just open land, the combination of acreage, on-site creeks, and substantial barn space can support a variety of real-world uses. The existing barn and outbuildings provide built-in utility for livestock or equestrian operations, as well as practical space for storage and hands-on recreation. The layout also leaves room for outdoor activities such as trails, gardening, and open-air entertaining on a mix of wooded and cleared areas.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Pet Grooming Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Watkinsville
    County
    Oconee
    State
    Georgia
    Longitude
    -83.41734
    Latitude
    33.73626

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    FAQs

    What type of property is this?
    Farm - Rural acreage in Oconee County with a 40' x 60' barn, additional outbuildings, and creeks on two sides.
    Where is this farm located?
    The property is located at 1455 Tappan Spur Road Watkinsville, GA.
    What is the asking price?
    The asking price for this property is $800,000.
    What are key features of this property?
    This property features: Over 15 private acres in Oconee County with creek frontage on two sides; Large barn: 40' x 60' downstairs plus 40' x 40' upstairs; Additional outbuildings included for storage, hobbies, farming, or equipment
    (706) 614-5682
    We can help!
    Listing Contact
    Lori Wright
    Real Estate License ID: 411550
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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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