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    Unrestricted Land Near Bear Mountain Title is generated by Realmo AI

    2372 Humphrey Mill Road, Mineral Bluff, GA 30559

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    Claim this Listing
    For Sale
    $249,995

    9+ acre tract near Blue Ridge and McCayesville, GA.

    Type:Land or Vacant Lot
    Lot size:
    9.32 Acres
    Added:
    Nov 21, 2025
    Days on Market:
    197
    Last Refresh:
    May 10 at 11:32 pm

    Property Features for 2372 Humphrey Mill Road

    General Information

    Standard status
    Active
    Lot size
    9.32 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    Todd Withrow

    Listing agent Todd Withrow License #424035

    Listing office Appalachia Land & Homes

    Listing date Nov 21, 2025

    Source Corcoran

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

    All listing content including descriptions, pricing, images are the copyrighted material of Appalachia Land & Homes

    HighLights

    • Large, unrestricted 9+ acre tract with easy access and a graded road leading to a flat parking pad.
    • Natural spring and streams offer potential for water source or pond creation to attract wildlife.
    • Cleared walking trail to multiple potential build sites with seasonal mountain views that could be year‑round with tree clearing.
    • Power at the road, marked lot lines, and completed soil work for at least 2 homesites.
    • Located near the prestigious Bear Mountain Ridge subdivision and close to downtown Mineral Bluff, Blue Ridge, and McCayesville, offering convenient access to amenities.
    • Land developer is on site and available for personal requests with acceptable offer.

    Overview

    This is an unrestricted 9+ acre tract of land located just outside the Bear Mountain Ridge subdivision. The property is easily accessible via the well-maintained, paved Humphrey Mill Road, leading to a landscaped gated entrance. A natural spring creates small streams that run through the property. A graded and graveled road provides access to the first 250 feet of the tract, arriving at a flat parking pad area suitable for multiple vehicles or a camper/RV. An additional 750-foot gentle side-by-side/walking trail has been cleared, providing access to the top, where multiple possible build sites offer seasonal mountain views. With some tree clearing, these views could potentially become year-round. The property can be used for camping or hunting. Power is available at the road, the property lot lines have been marked, and soil work has been completed for at least 2 homesites. The property is located 5 miles from downtown Mineral Bluff and 10 miles from both the historic downtown area of Blue Ridge and McCayesville, GA, which offer restaurants, boutique shops, breweries, and other entertainment.
    Property Profile Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Real Estate Agency Hotel & Motel HVAC Service Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Mineral Bluff
    County
    Fannin
    State
    Georgia
    Longitude
    -84.284566
    Latitude
    34.95289

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    FAQs

    What type of property is this?
    Land - 9+ acre tract near Blue Ridge and McCayesville, GA.
    Where is this land located?
    The property is located at 2372 Humphrey Mill Road Mineral Bluff, GA.
    What is the asking price?
    The asking price for this property is $249,995.
    What are key features of this property?
    This property features: Large, unrestricted 9+ acre tract with easy access and a graded road leading to a flat parking pad.; Natural spring and streams offer potential for water source or pond creation to attract wildlife.; Cleared walking trail to multiple potential build sites with seasonal mountain views that could be year‑round with tree clearing.
    (678) 361-0519
    We can help!
    Listing Contact
    Todd Withrow
    Real Estate License ID: 424035
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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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    2372 Humphrey Mill Road, Mineral Bluff, GA 30559
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