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    Timber Land with Ponds Title is generated by Realmo AI

    Berwick Cassels Road, Gloster, MS 39638

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    Claim this Listing
    For Sale
    $611,325

    LAND - Gloster, MS

    Lot size:
    171.00 Acres
    Added:
    Feb 20, 2026
    Days on Market:
    106
    Last Refresh:
    Jun 6 at 6:06 am

    Property Features for Berwick Cassels Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    32500132200100001710)32500150000600)32500160000100
    Lot size
    171.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    SECTION 10, 15 &16, T3N, R2E
    Tax Annual Amount
    510

    Utilities

    Utilities
    Water Available
    Water front features
    Pond
    Water front
    1

    We can help!

    Listing Contact
    Nona Trout

    Listing agent Nona Trout License #S27873

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

    Listing date Feb 20, 2026

    MLS# 4140028 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

    • 171.71‑acre timber farm in Amite County, Mississippi
    • Timber is ready for its first thinning
    • Ponds on the property
    • Good interior road system
    • Electricity and water available at the entrance on Berwick Cassels Road
    • Located just down the road from Homochitto National Forest

    Overview

    This offering is a 171.71-acre timber farm featuring a developed interior road system, ponds, and established timber described as ready for its first thinning. The property is presented as suited to timber management as well as recreational use, including hunting for big buck and turkey in the area.

    Located in Amite County, Mississippi, the land is described as just down the road from the Homochitto National Forest. The remarks also note proximity to mills in Gloster, Mississippi. Electricity and water are available at the entrance off Berwick Cassels Road.

    For buyers looking for standalone acreage, this tract combines workable access via internal roads with water features on-site. The mix of timber resources and nearby public land context supports use cases such as private recreation, hunting access, and long-term timber stewardship, with utilities already present at the entrance for planning purposes.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Gloster
    County
    Amite
    State
    Mississippi
    Longitude
    -90.930211
    Latitude
    31.149438

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    FAQs

    What type of property is this?
    Farm - Large timber farm offering an interior road system, ponds, and access to electricity and water at the entrance.
    Where is this farm located?
    The property is located at Berwick Cassels Road Gloster, MS.
    What is the asking price?
    The asking price for this property is $611,325.
    What are key features of this property?
    This property features: 171.71‑acre timber farm in Amite County, Mississippi; Timber is ready for its first thinning; Ponds on the property
    (601) 754-0937
    We can help!
    Listing Contact
    Nona Trout
    Real Estate License ID: S27873
    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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