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    40 Acres Forestry Road 356 Beaumont, MS 39423

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    Claim this Listing
    New
    For Sale
    $225,000

    LAND - Beaumont, MS

    Lot size:
    40.00 Acres
    Added:
    May 6, 2026
    Days on Market:
    2
    Last Refresh:
    May 7 at 11:06 pm

    Property Features for 40 Acres Forestry Road 356

    General Information

    Property type
    Land
    Property subtype
    Other
    Security features
    Security
    Standard status
    Active
    APN
    118 -34-002.010
    Lot size
    40.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    NE 1/4 of SW 1/4 Section 34 Township 2 North Range 9 West, Perry County, MS

    Utilities

    Sewer type
    Private Sewer
    Water source
    Well

    We can help!

    Listing Contact
    Reece R Roberts

    Listing agent Reece R Roberts License #B10810

    Listing office Weichert Rltrs-Gulf Properties 2668 Bienville Blvd, Ocean Springs, MS

    Listing date May 6, 2026

    MLS# 4148539 Listing URL

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

    HighLights

    • Off‑grid recreational property with converted shed for convenient use
    • Includes a water well and septic system
    • Wired for generator use with two mini‑split air conditioners
    • Abundant wildlife and established food plots for hunting
    • Trails for hiking and 4‑wheeling
    • Small pond stocked with catfish

    Overview

    Recreational Land with Comfortable Shed

    This 40-acre recreational property located in Beaumont, MS, offers an off-grid getaway. It features a shed converted for convenient use, equipped with two mini-split air conditioners for comfortable visits. The property includes a water well and septic system and is wired for generator use. Currently, the owner uses the property for family time and hunting during the season and plans to disc and plant food plots. There are trails for hiking and four-wheeling. A small pond is stocked with catfish. The area is known for its deer, turkey, and other wildlife. National Forestry Land adjoins the property on two sides. Dollar General is located 8 miles away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Beaumont
    County
    Perry
    State
    Mississippi
    Longitude
    -88.8997
    Latitude
    31.0408

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    FAQs

    What type of property is this?
    Recreation land - Off-grid recreational property with comfortable shed, pond, and hunting.
    Where is this recreation land located?
    The property is located at 40 Acres Forestry Road 356 Beaumont, MS.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: Off‑grid recreational property with converted shed for convenient use; Includes a water well and septic system; Wired for generator use with **two mini‑split air conditioners**
    (228) 234-8420
    We can help!
    Listing Contact
    Reece R Roberts
    Real Estate License ID: B10810
    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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