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    8422 Pendergrass Rd Hoschton, GA 30548

    • Commercial real estate
    • 12.20 lot acres
    For Sale
    View listing
    $1,831,500
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US22-2550718
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Bossy Paws Rescue / Animal Rescue Service

    Property Details for 8422 Pendergrass Rd

    Lot size
    12.20 lot acres
    Property type
    Commercial real estate
    APN
    120 017

    Description

    This exceptional 12.2-acre property, located at 8422 Pendergrass Rd, Hoschton, GA 30548, presents a remarkable opportunity for diverse development. Currently zoned Agricultural (Ag), this land boasts significant potential for rezoning to accommodate a wide range of uses, including commercial, residential, and mixed-use projects. The property features approximately 925 feet of road frontage on two roads, providing excellent accessibility. Existing utilities include sewer, water, and natural gas. The site's favorable topography is showcased in an available drone video. While existing structures are sold "as is," the primary value lies in the land itself, priced at $150,000 per acre, totaling $1,831,500. The location within the rapidly growing Jackson County, near West Jackson Elementary and the post office, offers convenient access to amenities and a thriving community. Multiple housing and commercial developments are underway in the immediate vicinity, including the nearby Cresswind Twin Lake 55+ community, further highlighting the area's strong growth trajectory. Potential rezoning options include Planned Residential Development, Mixed-Use (commercial and residential), Office-Retail, Retail over Residential, Senior Care facilities, Restaurants, and Institutional uses such as schools, daycares, or churches. Detailed information, including a plat map and additional videos, is available online. The property's APN is 120 017. This is an exceptional investment opportunity in a high-growth area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Hoschton
    County
    Jackson
    State
    Georgia
    Longitude
    -83.756693
    Latitude
    34.096711

    Comparable in this City

    • $750,000
      12.29 Acres

      Hoschton Land with Mobile Home

      12.295 acres with 2021 mobile home, agricultural zoning.
      1148 Beaver Dam Rd, Hoschton, GA 30548
      View Details
    • Contact for pricing
      3.01 Acres

      Hiawassee, GA Vacant Lot

      3.01 acre lot in the North Georgia Mountains.
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    • $769,000
      4.36 Acres

      Hoschton Land For Sale

      4.36 acres in Hoschton, GA, ideal for development.
      5374 Thompson Mill Rd, Hoschton, GA 30548
      View Details
    • $183,900

      Secluded Agricultural Land Near Schools

      3.19-acre wooded lot perfect for building or farming near top schools.
      565 Skelton Rd, Hoschton, GA 30548
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    • $900,000
      20.85 Acres

      Residential Land with Panoramic Views

      20.85 acres of residential land with versatile potential.
      Beaver Dam Rd NW, Hoschton, GA 30548
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    • $1,200,000
      6.67 Acres

      Hoschton Commercial Land Development

      6.67 Acres, Prime Location, High Growth
      1269 Evans Rd, Hoschton, GA 30548
      View Details

    Similar Nearby for Sale

    • $750,000
      12.29 Acres

      Hoschton Land with Mobile Home

      12.295 acres with 2021 mobile home, agricultural zoning.
      1148 Beaver Dam Rd, Hoschton, GA 30548
      View Details
    • Contact for pricing
      3.01 Acres

      Hiawassee, GA Vacant Lot

      3.01 acre lot in the North Georgia Mountains.
      8 Black Bear Trl, Hiawassee, GA 30548
      View Details
    • $769,000
      4.36 Acres

      Hoschton Land For Sale

      4.36 acres in Hoschton, GA, ideal for development.
      5374 Thompson Mill Rd, Hoschton, GA 30548
      View Details
    • $1,200,000
      6.67 Acres

      Hoschton Commercial Land Development

      6.67 Acres, Prime Location, High Growth
      1269 Evans Rd, Hoschton, GA 30548
      View Details
    • Contact for pricing
      33.00 Acres

      Prime Hoschton Commercial Land

      I-85 Frontage, Subdividable Parcels
      0 Highway 124, Hoschton, GA 30548
      View Details
    • $199,900
      2.37 Acres

      Hoschton Estate Lot Opportunity

      2.37 acre estate lot in gated community.
      1194 Pinnacle Dr, Hoschton, GA 30548
      View Details
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    Hoschton, GA 30548
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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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