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    1825 Groaning Rock Rd Commerce, GA 30530

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    For Sale
    $2,100,000

    38.26-acre property with equestrian facilities, barns, and commercial potential.

    Property size:
    4,232 SF
    Lot size:
    38.26 Acres

    Property Features for 1825 Groaning Rock Rd

    General Information

    Standard status
    Active
    Size
    4,232 SF
    Lot size
    38.26 Acres

    Building Details

    Year built
    1960

    We can help!

    Listing Contact
    Phillip Wilson
    Source: Corcoran

    Listing Agency: Georgia Land Brokerage Listing Agent: Phillip Wilson

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Versatile Equestrian and Commercial Property

    This 38.26-acre property in Jackson County offers a blend of rural residential comfort, commercial potential, and equestrian facilities. The property includes a home, farm, and equestrian facility, with potential for light commercial use. Equestrian amenities include 26 10x12 stalls connected to a covered 60x120 indoor arena. There is also a two-story auditorium-style auction barn with a bar/kitchen area, public bathroom, entertaining space, and office space, suitable for events or business functions after renovations. Additional structures include a 60x80 pole barn for storage and a cattle barn with an attached office/living space and covered sorting and holding pens connected to the front pasture. The stud barn office space features five 10x10 stalls, 2000 sq ft of office space, a kitchenette, and a bathroom. The main home has 4200 sq ft, four bedrooms, and 2.5 baths, featuring a large living room and two full kitchens. The property includes an inground pool that requires repairs and a masonry patio with an outdoor fireplace. A 7,000+ sq. ft. shop includes a 4-bay section with high doorways, a pull-through garage passing over the oil pit, and 3-phase power. The fenced and cross-fenced pasture consists of fescue and Bermuda grasses across level to rolling topography, along with a spring-fed pond and hardwoods that back up to Sandy Creek.
    Location Intelligence

    Current Use by Public Records

    Flex space

    Suggested Use

    Building Supply Auto Repair Shop Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Commerce
    County
    Banks
    State
    Georgia
    Longitude
    -83.3904371
    Latitude
    34.1556092

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    FAQs

    What type of property is this?
    Horse & equestrian property - 38.26-acre property with equestrian facilities, barns, and commercial potential.
    Where is this horse & equestrian property located?
    The property is located at 1825 Groaning Rock Rd Commerce, GA.
    What is the asking price?
    The asking price for this property is $2,100,000.
    What are key features of this property?
    This property features: - 38.26 acres in Jackson County offering equestrian facilities, commercial potential, and residential comfort.; - **Extensive equestrian facilities:** featuring 26 stalls and a 60x120 indoor arena, plus a stud barn with 5 stalls and office space.; - **Light commercial potential** with a 7,000+ sq. ft. shop including 4-bay section, pull-through garage with oil pit, and 3-phase power.
    (678) 791-3483
    Request Owner's contact information
    1825 Groaning Rock Rd Commerce, GA 30530
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    Commerce, GA 30530
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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
    1825 Groaning Rock Rd Commerce, GA 30530
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    Listing Contact
    Phillip Wilson
    Real Estate License ID: 391225
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