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    665 Tibbitts Road Dallas, GA 30132

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    Claim this Listing
    For Sale
    $2,250,000

    LAND - Ranch - Dallas, GA

    Type:Single Family Residence
    Lot size:
    57.41 Acres
    Added:
    Feb 12, 2026
    Days on Market:
    83
    Last Refresh:
    May 6 at 1:06 am

    Property Features for 665 Tibbitts Road

    General Information

    Property type
    Land
    Property subtype
    Single Family Residence
    Zoning
    R-2
    Vegetation
    Partially Wooded, Cleared
    Patio and Porch features
    Deck, Porch
    Standard status
    Active
    APN
    000545
    Lot size
    57.41 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2957

    Utilities

    Utilities
    Electricity Available
    Water front features
    Pond, Creek

    Building Details

    Year built
    1985
    Floors in Building
    1
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Sunny Ayala

    Listing agent Sunny Ayala

    Listing office Real Broker, LLC. 800 Battery Ave SE Suite 100, New York, GA

    Listing date Feb 12, 2026

    MLS# 7717449 Listing URL

    Copyright © 2026 First Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Prime Land Opportunity in Dallas

    This North Paulding property features nearly 58 acres with dual road frontage, rolling topography, and creek and pond features. Existing utilities are already established, making it suitable for builders, developers, or estate-lot opportunities. The tract includes approximately 1,400 feet of paved road frontage on Tibbitts Road, plus an additional approximately 180 feet of frontage on Mountain Road, providing strong ingress and egress options and frontage lot potential. The versatile tract has a creek border, a 1-acre pond, and multiple premium homesite locations. Existing improvements include an established homesite with well, septic, power, and internet already in place, plus additional cleared pad areas and access paths. Public water is available at the road. The property offers land-use flexibility, including frontage tracts, estate lots, a private easement neighborhood approach, or residential development, subject to county approvals and soil testing. Zoned R-2 with minimum half-acre lots for septic, it allows for higher-density options. CUVA conveniently expires at the end of 2026. Located in sought-after North Paulding schools and minutes from downtown Dallas, it provides quick access to Hiram, Cartersville, and Rockmart. Paulding County is a top-performing single-family market in Metro Atlanta.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Bar & Pub Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Dallas
    County
    Paulding
    State
    Georgia
    Longitude
    -84.8809421
    Latitude
    34.022683

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    FAQs

    What type of property is this?
    Residential land & home lot - 57+ acres with utilities, ideal for development or estate.
    Where is this residential land & home lot located?
    The property is located at 665 Tibbitts Road Dallas, GA.
    What is the asking price?
    The asking price for this property is $2,250,000.
    What are key features of this property?
    This property features: Nearly 58 acres with dual road frontage, creek/pond features, and existing utilities.; Excellent development potential: Zoned R‑2 allowing for higher density options.; Strong ingress/egress with approximately 1,400' of paved road frontage.
    (512) 800-6894
    We can help!
    Listing Contact
    Sunny Ayala
    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.

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