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    3062 Berry Farm Road Carlisle, SC 29031

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    Claim this Listing
    For Sale
    $576,736

    Acreage - Carlisle, SC

    Lot size:
    83.44 Acres
    Added:
    Feb 18, 2026
    Days on Market:
    59
    Last Refresh:
    Apr 18 at 2:06 am

    Property Features for 3062 Berry Farm Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Exterior features
    Lake/Pond Site, Rolling, Stream/Creek, Wooded
    Standard status
    Active
    Lot size
    83.44 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Rodney Rogers

    Listing agent Rodney Rogers License #24868

    Listing office Metcalf Land Company Inc 1078 BOILING SPRINGS ROAD, SPARTANBURG, SC

    Listing date Feb 18, 2026

    MLS# 333728 Listing URL

    Copyright © 2026 Spartanburg Association of REALTORS, 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

    83 Acres Recreational Land in Carlisle

    This 83-acre property in Union County, South Carolina, is suitable for recreational use. The land offers habitat for whitetail deer, turkey, and small game. A stream runs through the property, providing a water source for wildlife. Mature timber enhances privacy and may offer income potential through harvesting. The rolling topography is suitable for multiple homesites or a secluded cabin. Public water and power are available on site. The property is located south of Union, providing convenient access to dining and shopping. Spartanburg and Columbia are approximately one hour away, while Greenville and Charlotte are under two hours away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Carlisle
    County
    Union
    State
    South Carolina
    Longitude
    -81.489592
    Latitude
    34.5979078

    Nearby Similar for Sale

    • $650,000

      Carlisle, SC Homestead & Recreational Land

      100-acre turnkey property with mature timber and creek bottoms.
      Woods Ferry Road, Carlisle, SC 29013
      View Details
    • $125,000

      Carlisle Land with Waterfall

      11.47 acre lot with waterfall near Sumter National Forest.
      Woods Ferry Road, Carlisle, SC 29031
      View Details

    FAQs

    What type of property is this?
    Recreation land - 83-acre outdoor retreat in Union County, South Carolina.
    Where is this recreation land located?
    The property is located at 3062 Berry Farm Road Carlisle, SC.
    What is the asking price?
    The asking price for this property is $576,736.
    What are key features of this property?
    This property features: 83 acres of recreational land ideal for hunting and outdoor activities.; Abundant wildlife including whitetail deer and turkey.; **Bold stream running through the property providing water and scenic views.**
    (864) 587-8727
    We can help!
    Listing Contact
    Rodney Rogers
    Real Estate License ID: 24868
    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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