Rt. 1 , Shady Point, OK 74956(Le Flore County)

BUILDINGS: No useable buildings on the land. There is an old home-site atop a hill. The old home burned and all that remains is the fireplace chimney and foundation stones. At this site is electric service, a concrete storm cell and a well. We have no way to know how much water the well produces. The current owner is in his 80s and lived there as a teen-ager. The home was modern back then and he remembers the family had plenty of good water. There are two old barn-type buildings but these have no value and perhaps could be torn down with some of the lumber salvaged. The old home-place site would certainly be a nice place to build with electric already in place. This site overlooks much of the farm with a scenic view of the Cavanal mountains beyond.

LAND: 280 acres of land is a mix of open pastures and meadows plus lots of dense wooded land. A view of the aerial photo indicate about 60% of the land is wooded with the other 40% in improved pastures and meadows. The land is used for grazing cattle and producing hay crops at this time. Back in time the bottom land was planted to crops and the land is certainly good for that now if desired. We estimate that 240 acres is bottom land bordering Brazil River. This land is in the 100 year flood plain and does get water over the lower portion from time to time. We do not see any traps which means as the water begins to back up and move out into the fields and pastures it will push livestock to the higher ground. There will be years when the river does not flood and then during wet years this could happen. All river bottom land is subject to flood if enough rain falls. This land is sandy-loam by nature with good soil depths averaging about 12 inches top soils on the high ground with greater soil depth down in the bottoms along the river. The property is fenced and cross fenced. Good fences with steel T posts are showing along the roads. We have not seen the fences in the wooded areas so interested buyers should personally check this out.

PRICE: $1,200 per acre for a total of $336,000.

TAXES: About $1.50 per acre if used for agricultural uses.

COMMENTS: This place should make a good 50 cow operation by maintaining the current improved pastures and meadows. 50% or more of the land that is wooded is good rich, deep, bottom land soils that could be cleared of timber and put into pasture if desired, or just leave as it is for wildlife habitat and future hardwood timber harvest. There is good hunting on this place for deer, turkey, quail, squirrel, rabbit and other game. The person looking after the property for the owner repots that 36 hogs were taken off the land this past year. There are several deer stands on the place now. If you are looking for a nice place to build a new home in the country, this one is outstanding. There are numerous home-sites all along the country road with services already on the land. One of the best would be the old home-site where there is electric service already in place and about 1/8 mile off the county road atop a hill with a good driveway already there. This site offers a pretty farm overview including the river and mountains beyond. Another option would be a family set-up where you could divide the land into smaller parcels and build several homes for family members.

BULLET POINTS:

1. Scenic mountain views.

2. Electric, phone, mail and school bus service to this land.

3. About mile county road frontage.

4. Borders flowing river.

5. Hunting for deer, turkey, quail, squirrel, rabbit and even wild hogs.

6. Fishing for bass, crappie, catfish, buffalo, drum and other pan fish.

7. Ponds for livestock water and fishing.

8. Improved pastures and hay meadows.

9. Livestock ready.

AGENT:

Jim Mixon

Ph. 918-647-7945