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    740 Cromers Bridge Road Royston, GA 30662

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    Claim this Listing
    New
    For Sale
    $960,000

    Ranch, Farm - Royston, GA

    Type:Farm
    Property size:
    1,448 SF
    Lot size:
    57.11 Acres
    Price / SF:
    $662/SF
    Added:
    Apr 28, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 29 at 4:06 pm

    Property Features for 740 Cromers Bridge Road

    General Information

    Property type
    Other
    Property subtype
    Farm
    Bedrooms
    3
    Bathrooms
    1
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2, Bedroom 3
    Parking features
    Carport
    Interior features
    Other
    Appliances
    Dishwasher, Range, Refrigerator
    Standard status
    Active
    Size
    1,448 SF
    Lot size
    57.11 Acres

    Utilities

    Heating system
    Heat Pump (Heating), Wood (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    1940
    Flooring type
    Carpet, Tile
    Roof type
    Metal
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Jeff Beasley

    Listing agent Jeff Beasley

    Listing office 85 North Office 6700 Georgia Hwy 53, Suite 201, Braselton, GA

    Listing date Apr 28, 2026

    MLS# 10742358 Listing URL

    Copyright © 2026 Berkshire Hathaway HomeServices Georgia Properties. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    57-Acre Royston Ranch and Farm

    Located in Royston, Franklin County, this 57.11-acre property offers a blend of open pasture and mature woods with gently rolling terrain, suitable for farming, livestock, recreation, or a private homesite. The land includes two ponds and approximately 220 feet of creek frontage. The property has road frontage on two sides, providing accessibility and flexibility for potential subdivision, multiple homesites, or continued agricultural use. The four-sided brick ranch home offers approximately 1,450 square feet, complete with a metal roof, attached carport, and a rear deck overlooking the pond. The home includes 3 bedrooms, 1 bath, a kitchen, dining room, and den. Additional improvements include a 25' x 50' pole barn, ideal for equipment storage or livestock. The location is 10-12 minutes from I-85 access and a convenient drive to Athens. The abandoned chicken house located to the left of the home will be removed and the area cleaned prior to closing.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Royston
    County
    Franklin
    State
    Georgia
    Longitude
    -83.252594
    Latitude
    34.280735

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    FAQs

    What type of property is this?
    Farm - 57.11 acres with home, ponds, barn, and creek.
    Where is this farm located?
    The property is located at 740 Cromers Bridge Road Royston, GA.
    What is the asking price?
    The asking price for this property is $960,000.
    What are key features of this property?
    This property features: 57.11 acres featuring open pasture and mature woods, ideal for farming, recreation, or a private homesite.; Excellent location: Just 10‑12 minutes from I‑85 and a short drive to Athens.; Two scenic ponds, one with picturesque views from the home.
    (706) 491-8541
    We can help!
    Listing Contact
    Jeff Beasley
    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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