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    Lakeside Industrial Land Tract Title is generated by Realmo AI

    226 Blue Lake Road, Petal, MS 39465

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    Claim this Listing
    For Sale
    $398,000

    LAND - MS

    Property size:
    9,600 SF
    Lot size:
    196.00 Acres
    Price / SF:
    $41/SF
    Added:
    Mar 17, 2020
    Days on Market:
    2272
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for 226 Blue Lake Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1-057-13-004 & 14-00
    Size
    9,600 SF
    Lot size
    196.00 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    Section 13, T3N, R12W
    Tax Annual Amount
    2444

    Utilities

    Utilities
    Phone Available
    Water source
    Well
    Water front features
    Pond, River Front, Waterfront
    Water front
    1

    We can help!

    Listing Contact
    Bruce Gray

    Listing agent Bruce Gray License #B18069

    Listing office United Country - McDaniel Gray 217 S Railroad Avenue, Brookhaven, MS

    Listing date Mar 17, 2020

    MLS# 131363

    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

    • 196‑acre land parcel in Forrest County, MS, located at 226 Blue Lake Road, near Petal and just south of Hattiesburg
    • Includes several oxbow lakes for duck hunting and fishing, plus small water frontage on the historic Leaf River
    • Two man‑made lakes created from reclaimed mining sites
    • Abundant sand and gravel sites for potential development and revenue generation
    • Wood‑frame building: 48' x 200', usable as living space, storage, or workshop
    • Two large concrete slabs and access at the end of Blue Lake Road with ample parking; well and phone available

    Overview

    This 196-acre land parcel in Forrest County, Mississippi features multiple water features, including several oxbow lakes and small water frontage on the Leaf River. The property also includes two man-made lakes created from reclaimed mining sites, along with abundant sand and gravel sites. Improvements on the tract include a wood-frame building measuring 48' x 200', which may support living, storage, or workshop use, and two large concrete slabs suitable for additional construction or work areas.

    The property is located at the end of Blue Lake Road near Petal, offering seclusion and privacy, with access provided directly from the road. The setting is described as being just south of Hattiesburg, Mississippi, and the parcel includes ample parking for on-site use.

    For buyers or operators seeking a land-based platform for recreation, hunting, or other outdoor-focused activities, the combination of lakes, river frontage, and existing on-site facilities can help support multiple day-to-day needs. The wood-frame building and concrete slabs provide practical infrastructure for storage, staging, or workspace, while the sand and gravel sites may support projects where raw materials are relevant to the intended use.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Petal
    County
    Forrest
    State
    Mississippi
    Longitude
    -89.15861
    Latitude
    31.22858

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    FAQs

    What type of property is this?
    Recreation land - Extensive 196-acre tract with multiple lakes and a large wood-frame building for outdoor-oriented uses in Forrest County.
    Where is this recreation land located?
    The property is located at 226 Blue Lake Road Petal, MS.
    What is the asking price?
    The asking price for this property is $398,000.
    What are key features of this property?
    This property features: 196‑acre land parcel in Forrest County, MS, located at 226 Blue Lake Road, near Petal and just south of Hattiesburg; Includes several oxbow lakes for duck hunting and fishing, plus small water frontage on the historic Leaf River; Two man‑made lakes created from reclaimed mining sites
    (601) 754-5592
    We can help!
    Listing Contact
    Bruce Gray
    Real Estate License ID: B18069
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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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