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    Mountain-View Estate Land Title is generated by Realmo AI

    178 Arp Road, Mineral Bluff, GA 30559

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    Claim this Listing
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    For Sale
    $1,899,900

    Land, Other - Mineral Bluff, GA

    Property size:
    5,500 SF
    Lot size:
    45.92 Acres
    Price / SF:
    $345/SF
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 12:06 pm

    Property Features for 178 Arp Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    002705401, 0027 0541A
    Lot size
    45.92 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Lh Real Estate Group

    Listing agent Lh Real Estate Group

    Listing office Engel & Völkers North Georgia Mountains 631 East Main Street, Blue Ridge, GA

    Listing date Jun 3, 2026

    MLS# 431177 Listing URL

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

    HighLights

    • 45 unrestricted acres with year‑round mountain views minutes from downtown Blue Ridge
    • 5,500+ sq ft home is fully operational and set up for rental use
    • Home features 6 bedrooms and 4 bathrooms, plus a private in‑law suite with its own kitchen, dining area, bedroom, and bath
    • Outdoor amenities include a pool and hot tub for year‑round enjoyment
    • Property includes a 26x36 garage and additional outbuildings, plus ATV trails winding through the acreage
    • Built‑in flexibility with independently run main home and suite for hosting or multiple rental arrangements

    Overview

    This offering combines expansive, unrestricted acreage with a substantial, move-in-ready residence and supporting amenities. The property includes a large home with 6 bedrooms and 4 bathrooms, plus a completely private in-law suite with its own kitchen, dining area, bedroom, and bath. The home also features an open kitchen and living area anchored by a stone fireplace, hardwood floors, and a main-level primary suite, along with additional upstairs bedrooms that can flex for guests, office use, or other household needs. Outdoor improvements include a pool and hot tub, a 26x36 garage for equipment and toys, and additional outbuildings. The acreage is described as usable, with year-round mountain views.

    Located near downtown Blue Ridge and minutes from Old Toccoa Farm golf, the property is positioned to provide both convenience and privacy. The parcel is described as one of the largest private estate opportunities in Fannin County, with the flexibility to support future uses such as subdivision into mountain-view lots.

    For buyers seeking a self-contained compound, this layout supports independent living within the main home and in-law suite, while the outdoor amenities and acreage allow for a wide range of lifestyle plans. The property’s size and configuration may also appeal to owners looking to activate either portion for short-term or longer-term occupancy, subject to their intended operating plan and approvals.
    Property Profile Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Real Estate Agency Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Mineral Bluff
    County
    Fannin
    State
    Georgia
    Longitude
    -84.237685
    Latitude
    34.971314

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    FAQs

    What type of property is this?
    Single family property - A private 45+ acre estate parcel with a large, move-in-ready home and multiple outdoor improvements in Mineral Bluff.
    Where is this single family property located?
    The property is located at 178 Arp Road Mineral Bluff, GA.
    What is the asking price?
    The asking price for this property is $1,899,900.
    What are key features of this property?
    This property features: 45 unrestricted acres with year‑round mountain views minutes from downtown Blue Ridge; 5,500+ sq ft home is fully operational and set up for rental use; Home features 6 bedrooms and 4 bathrooms, plus a private in‑law suite with its own kitchen, dining area, bedroom, and bath
    (706) 406-5572
    We can help!
    Listing Contact
    Lh Real Estate Group
    Real Estate License ID: 274058
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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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