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    Kiln, MS High Fenced Ranch Title is generated by Realmo AI

    4240 Jana Lane, Kiln, MS 39556

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    Claim this Listing
    For Sale
    $14,100,000

    LAND - Kiln, MS

    Lot size:
    2,511.00 Acres
    Added:
    Nov 24, 2025
    Days on Market:
    194
    Last Refresh:
    Jun 6 at 12:06 am

    Property Features for 4240 Jana Lane

    General Information

    Property type
    Land
    Property subtype
    Other
    Security features
    Security
    Exterior features
    Boat Slip
    Standard status
    Active
    APN
    18028007000
    Lot size
    2,511.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    2511 +/- AC in T5S R14W Sec 21, 22, 27, 28, 33, 34,
    Tax Annual Amount
    22092

    Utilities

    Utilities
    Phone Available
    Sewer type
    Septic Tank
    Water front features
    Pond, Lake
    Water front
    1

    We can help!

    Listing Contact
    Tom N Smith

    Listing agent Tom N Smith License #B19359

    Listing office Tom Smith Land & Homes 112 Village Blvd., Madison, MS

    Listing date Nov 24, 2025

    MLS# 4132428 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

    • 2,511 surveyed acres with three ranch areas: 515‑acre buck pen, 1,850‑acre main pen, and 140 acres not fenced
    • 2018 cypress lodge with 5 master suites, professional gourmet kitchen, screened porches, and outdoor kitchen overlooking a swimming pool with hot tub and water slide
    • 11,000‑sf workshop featuring a 1 BR/1 BA caretaker apartment, outdoor kitchen/entertainment area, mechanized skinning and cleaning rack, and full walk‑in cooler
    • 24 surveyed acres trophy fishing lake with boat house; stocked with bass, crappie, bream; catfish pond near the main lodge and guest house
    • Game management includes 14 food plots in the Exotics pen and four plots in the whitetail pen, each with Redneck shooting houses and platforms
    • Approximately 35+/- miles of gravel roads plus multiple watering ponds; Belle Creek traverses the property

    Overview

    Whispering Pines Plantation is a 2,511 surveyed-acre high-fenced ranch. The property features a cypress lodge constructed in 2018, which includes 5 master suites, a professional-grade gourmet kitchen, entertainment areas, and screened-in porches with an outdoor kitchen overlooking a swimming pool with a hot tub and water slide. A 3-bedroom, 2-bathroom guest house provides additional accommodation. The property also includes an 11,000-square-foot workshop with a 1-bedroom, 1-bathroom apartment, an outdoor kitchen and entertainment area, an elevated mechanized skinning and cleaning rack, a walk-in cooler, feed storage rooms, and tool room. There is also 5,000 square feet of storage for tractors and equipment. The ranch is divided into three areas: a 515-acre Buck Pen, an 1850-acre main pen, and 140 acres that are not fenced. There are 14 food plots in the Exotics pen and four plots in the whitetail pen, all with shooting houses and platforms. The exotics include Bison, Elk, Red Stag, Axis Deer, Fallow Deer, Black Buck, Pierre David Deer, Aoudad, Zebra, and Zonkeys. Native game includes whitetail, turkey, quail, dove, and ducks. A 24-acre lake stocked with bass, crappie, and bream, includes a boat house. There is also a catfish pond near the main lodge and guest house. The property has an estimated 35 miles of gravel roads. Belle Creek traverses through the property. The timber consists of Southern Pine plantation of various ages, hardwood bottoms and SMZ's. Whispering Pines Plantation is located 32 miles from Gulfport and 30 miles from the Gulfport/Biloxi International Airport.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Kiln
    County
    Hancock
    State
    Mississippi
    Longitude
    -89.4948
    Latitude
    30.3979

    FAQs

    What type of property is this?
    Ranch - 2511-acre high-fenced ranch with cypress lodge and trophy animals.
    Where is this ranch located?
    The property is located at 4240 Jana Lane Kiln, MS.
    What is the asking price?
    The asking price for this property is $14,100,000.
    What are key features of this property?
    This property features: 2,511 surveyed acres with three ranch areas: 515‑acre buck pen, 1,850‑acre main pen, and 140 acres not fenced; 2018 cypress lodge with 5 master suites, professional gourmet kitchen, screened porches, and outdoor kitchen overlooking a swimming pool with hot tub and water slide; 11,000‑sf workshop featuring a 1 BR/1 BA caretaker apartment, outdoor kitchen/entertainment area, mechanized skinning and cleaning rack, and full walk‑in cooler
    (601) 454-9397
    We can help!
    Listing Contact
    Tom N Smith
    Real Estate License ID: B19359
    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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