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    Income-Producing Breeder Farm on 22.5 Acres Title is generated by Realmo AI

    Royston Highway, Royston, GA 30662

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    Claim this Listing
    Pending
    $1,150,000

    COMMERCIAL - Royston, GA

    Property size:
    77,200 SF
    Lot size:
    22.55 Acres
    Added:
    Nov 4, 2025
    Days on Market:
    211
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for Royston Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Pending
    APN
    C21 021 001
    Size
    77,200 SF
    Lot size
    22.55 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    1

    Utilities

    Utilities
    Water Available
    Sewer type
    Septic Tank
    Heating system
    Electric (Heating)
    Cooling system
    Electric
    Water source
    Well

    Building Details

    Year built
    2023
    Flooring type
    Concrete
    Building materials
    Aluminum Siding
    Roof type
    Metal
    Additional Structures
    Workshop

    We can help!

    Listing Contact
    Kelli Head
    Kelli Head

    Listing agent Kelli Head License #391135

    Listing office RE/MAX Classic 12552 Augusta Road, Royston, GA

    Listing date Nov 4, 2025

    MLS# 10731272

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

    HighLights

    • 4‑house breeder farm on 22.5 acres, designed for efficient, long‑term operations
    • Built in 2023 with aluminum siding and a metal roof
    • Includes multiple breeder houses plus a spacious stack house and workshop/equipment storage and repair area
    • Dedicated bio‑security building to support daily farm operations
    • On‑site lodging for workers
    • Utilities include water available with well water; sewer via septic tank

    Overview

    This income-producing breeder farm is situated on a 22.5 acre property. It features four well-maintained breeder houses, a spacious stack house, and a workshop for equipment storage and repair. A dedicated bio-security building supports safe, compliant daily operations. On-site lodging provides convenient accommodations for workers, facilitating smooth around-the-clock farm operations. The property's layout promotes a practical flow between houses, service areas, and support facilities, creating a streamlined environment suitable for ongoing production. Two of the houses have had multiple updates in the last 6 weeks. The farm presents an opportunity for growers seeking a property with essential infrastructure and potential for continued development.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Royston
    County
    Franklin
    State
    Georgia
    Longitude
    -83.062575
    Latitude
    34.288942

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    FAQs

    What type of property is this?
    Farm - Well-designed breeder farm with four houses and essential infrastructure.
    Where is this farm located?
    The property is located at Royston Highway Royston, GA.
    What is the asking price?
    The asking price for this property is $1,150,000.
    What are key features of this property?
    This property features: 4‑house breeder farm on 22.5 acres, designed for efficient, long‑term operations; Built in 2023 with aluminum siding and a metal roof; Includes multiple breeder houses plus a spacious stack house and workshop/equipment storage and repair area
    (706) 768-2304
    We can help!
    Listing Contact
    Kelli Head
    Kelli Head
    Real Estate License ID: 391135
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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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