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" ... Timberland has always been expensive on an underlying cash flow basis. Expected cash return yields have been about 3.8% over the past decade, with 20% of that being invested back into the business via replanting or silviculture. Property sales via higher value opportunities (i.e., real estate development), productivity gains, and expected long-term real price growth (expected return above inflation), add the value to get to a normalized 7%-8% expected return. ... "