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    2467 Gum Creek Road Oxford, GA 30054

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    For Sale
    $650,000

    24+ acre fenced farm with ranch home and barn.

    Type:Land or Vacant Lot
    Property size:
    2,676 SF
    Lot size:
    24.30 Acres
    Added:
    Mar 24, 2026
    Days on Market:
    32
    Last Refresh:
    Apr 4 at 8:26 pm

    Property Features for 2467 Gum Creek Road

    General Information

    Standard status
    Active
    Size
    2,676 SF
    Lot size
    24.30 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    Gracie Payne

    Listing agent Gracie Payne License #161090

    Listing office HomeSmart

    Listing date Mar 24, 2026

    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 HomeSmart

    Overview

    24+ Acre Farm with Ranch

    This property features 24.297 acres of fenced and cross-fenced land, suitable for a horse or cattle farm. The property includes a 2,676 sq. ft. ranch-style home with a 1,338 sq. ft. basement that needs renovation. A 28 x 40 barn is currently used for storage. An approximately 2-acre pond is located at the property's entry, suitable for fishing. The property is located approximately one mile from Hwy 138.
    Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Kitchen & Bath Showroom Electronics & Wireless Store Plumbing Service Arcade & Gaming Center (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Oxford
    County
    Newton
    State
    Georgia
    Longitude
    -83.892844
    Latitude
    33.7039986

    Nearby Similar for Sale

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    • $650,000

      24+ Acre Fenced Farm

      24+ acre fenced farm with ranch home and barn.
      2467 Gum Creek Road, Oxford, GA 30054
      View Details
    • $900,000

      Commercial Property on Highway 138

      Commercial property with office, retail space, and excellent visibility.
      5363 Hwy 138, Oxford, GA 30054
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    • $1,200,000

      Mobile Home and RV Park

      Turn-key investment opportunity with immediate cash flow near Covington.
      5430 Hightower Trail, Oxford, GA 30054
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    • $900,000
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      Commercial Property on Highway 138

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      5363 Hwy 138, Oxford, GA 30054
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    FAQs

    What type of property is this?
    Farm - 24+ acre fenced farm with ranch home and barn.
    Where is this farm located?
    The property is located at 2467 Gum Creek Road Oxford, GA.
    What is the asking price?
    The asking price for this property is $650,000.
    What are key features of this property?
    This property features: 24.297 acres of fenced and cross‑fenced land ideal for a horse or cattle farm.; Includes a 2676 sq. ft. ranch style home with a 1338 sq. ft. basement.; Features a 28 X 40 barn suitable for storage or other uses.
    (770) 315-8861
    We can help!
    Listing Contact
    Gracie Payne
    Real Estate License ID: 161090
    Learn More
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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
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