Listed for $250,000, this expansive 112-acre farm property offers an opportunity for buyers interested in agricultural land, livestock, rural living, or a long-term property investment. The property includes two homes, four ponds, fenced pastureland, a barn, two storage buildings, and an old chicken coop.
The primary residence offers approximately 2,210 square feet of living space, with four bedrooms and two full bathrooms. A second home with three bedrooms and one bathroom is also located on the property. According to the listing, the second house is currently rented, while both homes need some tender loving care.
Most of the land consists of open, fenced pasture, making it potentially suitable for livestock grazing, hay production, or other agricultural uses, subject to the property’s condition and applicable requirements. The four ponds, gently rolling terrain, and two producing pecan trees add further features to this rural property.
Property Overview
- Asking Price: $250,000
- Total Land: Approximately 112 acres
- Primary Home: 4 bedrooms and 2 bathrooms
- Primary Home Size: Approximately 2,210 square feet
- Second Home: 3 bedrooms and 1 bathroom
- Land Type: Primarily fenced open pastureland
- Water Features: 4 ponds
- Additional Structures: Barn, 2 storage buildings, and old chicken coop
- Other Features: Carport, covered back porch, sunroom, and 2 producing pecan trees
- Annual Lease: $2,500, with renewal in 2044, according to the listing
- Annual Property Taxes: Reported as $2,543 in the listing details
- Sale Condition: Sold as is
112 Acres of Open Pastureland
The property’s approximately 112 acres are described as primarily fenced, open pastureland with gently rolling terrain. The layout offers a substantial amount of usable outdoor space for buyers considering farming, livestock, or other rural activities.
The open pasture may provide opportunities for cattle grazing, hay production, or maintaining a small agricultural operation. The existing fencing could be useful for livestock management, although its condition, layout, and suitability for particular animals should be inspected before purchase.
With such a large area of land, prospective buyers may also appreciate the flexibility to plan different uses across the property. The actual possibilities will depend on the land’s condition, access, lease arrangements, and any applicable legal restrictions.
Two Homes on One Property
One of the most notable aspects of this property is the presence of two separate homes. This arrangement may interest buyers looking for a primary residence alongside a second dwelling that could serve another household or potentially provide rental income.
The listing states that both homes need work. Buyers should therefore evaluate each building separately, including its structural condition, utilities, plumbing, electrical systems, and overall repair requirements.
The second home is currently rented according to the listing, which may offer an income component. However, prospective buyers should verify the rental agreement, current rent, payment history, occupancy terms, and any responsibilities that would transfer with ownership. Future rental income should not be assumed without reviewing the actual arrangements.
Main Residence with Four Bedrooms
The primary home offers approximately 2,210 square feet of interior living space, with four bedrooms and two full bathrooms. The listing describes the residence as a brick home and identifies a sunroom, covered back porch, and carport among its features.
The size of the house provides a starting point for buyers who need multiple bedrooms and shared living areas. However, the property is being sold as is, and the home needs attention before buyers can determine the full scope of work required.
A professional inspection can help establish the condition of the roof, foundation, electrical and plumbing systems, heating and cooling equipment, and other major components. Buyers should obtain repair estimates before deciding whether the property fits their budget.
Sunroom and Covered Back Porch
The primary residence includes a sunroom that provides additional interior space and natural light, with views overlooking the pastureland. Depending on its condition, this room may offer a place to relax, read, or enjoy views of the surrounding property.
A covered back porch provides another area for outdoor relaxation. It may be suitable for sitting outside, spending time with visitors, or enjoying the rural landscape.
Because the home requires work, buyers should inspect both spaces for signs of wear, water intrusion, structural concerns, and maintenance needs.
Second Home with Three Bedrooms
The additional residence contains three bedrooms and one bathroom. According to the listing, this house is currently rented, creating a potential opportunity for a buyer interested in maintaining a rental arrangement while owning a larger rural property.
The second home also needs tender loving care. Its condition, permitted occupancy, utility arrangements, and repair requirements should be assessed independently from those of the main residence.
Buyers should also verify the legal status of the second dwelling and review any existing lease or occupancy agreements before closing. These details are particularly important when the property’s value and potential income depend partly on a separate residence.
Four Ponds Across the Property
The property includes four ponds, adding several water features to the acreage. The listing identifies these ponds as potential water sources for livestock and notes opportunities for fishing and recreation.
For agricultural buyers, ponds may be a useful feature when planning livestock management, subject to water availability, access, and any relevant restrictions. For recreational use, they may add visual interest and provide places to enjoy the outdoors.
Prospective buyers should inspect the ponds and confirm their condition, depth, seasonal water levels, maintenance needs, and suitability for their intended uses. The listing does not establish that the ponds are stocked with fish or that they provide a guaranteed year-round water supply.
Barn, Storage Buildings and Chicken Coop
Several additional structures are included with the property, expanding its potential usefulness beyond the two residences.
- Barn: May provide space for agricultural equipment, supplies, or other farm-related needs, depending on its condition and layout.
- Two storage buildings: Offer additional space for tools, equipment, and belongings.
- Old chicken coop: Provides another existing structure that buyers may wish to inspect for possible use.
The condition and functionality of these buildings are not fully detailed in the listing. Buyers should examine each structure and confirm whether repairs or improvements would be needed before putting it to use.
Producing Pecan Trees
The listing identifies two producing pecan trees on the property. These trees add another agricultural feature to the land and may be of interest to buyers who appreciate established trees or small-scale growing opportunities.
The amount of pecan production will depend on factors such as tree health, seasonal conditions, and maintenance. Buyers should inspect the trees and avoid assuming a specific crop yield or income level without additional information.
Potential for Farming and Livestock
The combination of 112 acres of fenced pasture, four ponds, a barn, storage buildings, and two residences may appeal to buyers considering a working farm or rural homestead.
Potential uses described in the listing include livestock operations, hay production, residential use, recreation, and investment. The existing pastureland may provide a useful foundation for agricultural activity, while the additional structures could support equipment storage and general property maintenance.
Before beginning any operation, buyers should evaluate fencing, pasture quality, soil conditions, water availability, access, and the condition of existing improvements. Any planned use should also be checked against the applicable land-use rules and lease requirements.
Rural Setting with Access to Nearby Destinations
The property is situated in a rural community, offering a setting that may appeal to buyers who prefer open land and agricultural surroundings. The listing provides approximate distances to nearby destinations, including Morton, the Bienville National Forest, Caney Creek Wildlife Management Area, and downtown Brandon.
These destinations may be relevant for buyers interested in rural services or outdoor recreation. Actual driving times and access should be checked before purchase, especially for people who expect to travel regularly for work, school, or supplies.
Important 16th-Section Land Lease Details
An important consideration is that the listing identifies the property as 16th-section land with a reported annual lease payment of $2,500. The lease is stated to renew in 2044.
This detail should be carefully reviewed before purchase because the property’s land tenure and lease terms may affect how the land can be used, transferred, or occupied. Buyers should obtain the complete lease documentation and verify its duration, renewal provisions, payment obligations, permitted uses, and any restrictions with the appropriate authorities and qualified legal professionals.
The stated acreage and lease arrangement should be fully understood before comparing this property with land offered under different ownership arrangements.
Property Condition and As-Is Sale
The listing explicitly states that the property is being sold as is. Both houses need work, and the seller’s description does not provide a complete assessment of the repairs that may be required.
Purchasing a property in this condition may offer an opportunity for buyers prepared to renovate, but the cost of improvements can significantly affect the overall investment. Inspections and written repair estimates are important before making a final decision.
Buyers should evaluate the two homes, barn, storage buildings, chicken coop, ponds, fencing, and other improvements. They should also confirm which items, if any, will be removed before closing. The listing mentions an old mobile home that is scheduled to be removed.
Price and Financial Considerations
The current asking price is $250,000 following a reported $10,000 price reduction on August 20. The listing reports a tax-assessed value of $165,320 and annual property taxes of $2,543, although the supplied tax information also lists a parcel-specific figure of $2,173.05.
Because the listing contains different tax figures, buyers should verify the current annual tax amount and any other applicable charges directly through official records.
The property’s overall financial value will depend on the condition of the homes and outbuildings, the usability of the pasture, the pond conditions, and the exact terms of the 16th-section land lease. Any rental-income projections should be based on verified lease documents and actual financial records.
What Buyers Should Verify Before Purchasing
- Review the complete 16th-section land lease and confirm the rights and obligations attached to it.
- Verify the property’s acreage, boundaries, access, and permitted uses.
- Arrange inspections of both houses and obtain estimates for needed repairs.
- Confirm the second home’s rental status, lease terms, and income history.
- Inspect the barn, storage buildings, chicken coop, and any remaining mobile home.
- Evaluate the condition of the pasture, fencing, and four ponds.
- Verify water, wastewater, electricity, and other utility arrangements.
- Confirm the correct property tax amount and any additional land-related charges.
- Clarify which structures and personal property will remain after closing.
A Large Farm Property with Multiple Possibilities
This 112-acre property brings together two residences, fenced pastureland, four ponds, a barn, storage buildings, and two producing pecan trees. The main home offers four bedrooms and two bathrooms, while the second house has three bedrooms and one bathroom and is reported to be rented.
At an asking price of $250,000, the property may interest farmers, investors, or buyers looking for a large rural holding with existing improvements. However, both homes need work, the sale is as is, and the 16th-section land lease requires careful review.
For buyers willing to investigate the property’s condition, legal arrangements, and long-term costs, the combination of acreage and existing structures may be worth exploring. A detailed inspection and professional review of the lease should be essential parts of the purchase process.