33193 Pleasant Valley Road , Poteau, OK 74953(Le Flore County)

VICINITY DESCRIPTION: To the West is the lower slopes of Cavanal Mountain with the city of Poteau situated at the base of the mountain. Across from the SE corner of the property is a new housing development consisting of about 20 homes completed and occupied with about 20 more home-sites for construction. There are many small acreages in the area with exclusive country homes just a few minutes from Poteau. Further to the West and South the countryside becomes more rural with small cattle ranches and farms. The Wolf Mtn Golf Course community just 5 min West consists of a 21 hole golf course, club house and many nice homes surrounding the golf course.

LAND: Until the recent passing of the owners, this place was a used as a cattle ranch. The property is well fenced and cross fenced for grazing livestock and producing hay crops. The land is sandy-loam by nature and well suited to pasture, hay, fruit, berries and garden crops of all kinds. The terrain varies from about 600 feet MSL to about 950 feet MSL. Most of the land is valley land with very moderate elevation variation, but about 10 acres in the NW corner does go up the side of Cavanal mountain. This elevated corner would make a superb home-site affording and overview of the entire property and mountains beyond. There is estimated to be about 50% of this land in timber consisting of various types of hardwoods native to the area, red cedar and lots of mature pine trees.

WATER SUPPLY: Domestic water is supplied by the rural water district with a main line running all along the South boundary line of the property for mile. In the event of future home development, this would furnish water for new home construction. There is mile of mountain creek through the property. This is a seasonal creek which probable would have only holes of water in the event of dry weather for an extended period of time. Permanent livestock water is supplied by two ponds. Average rainfall in this area is about 45 to 50 inches per year.

BUILDINGS & IMPROVEMENTS:

1. Concrete block constructed home estimated to be about 50 years of age. The home has 6 rooms, 3 bedrooms, 2 bathrooms, 25 x 29 attached garage, composition roof.

2. Pole type metal clad machine shed is 15 x 60.

TAXES: $480.79 paid last year.

PRICE: This property was donated to a college and is being sold by the college for needed revenue. The property has just been appraised at $520,000 and is being offered for sale at the appraised value.

COMMENTS: This is a very unusual property in that an acreage this large right at the edge of the city of Poteau would be most difficult to find. No doubt in the near future this land will be very valuable for future home-sites and development which is currently taking place on property just across the road from the land. The past owners wanted to continue to operate the property as a ranch which they were able to do for their lifetime. This is very pretty land with varied terrain, a mountain stream crosses the property from East to West and it is situated right at the base of Cavanal Mountain. The city of Poteau is about 5 minutes East. Wolf Mountain Golf Course Community is about 5 minutes West. The property is well fenced and ready for use as a small cattle operation right now. The home is livable right now, but is in only average condition and the appraiser did not give the improvements any value in his appraisal as the highest and best use of this land is for future development and not as a cattle ranch. The home is situated at the end of a curving private drive which ends atop a hill with lots of shade trees. For the buyer who wants to ranch for a few years and then sell his investment for home-sites at a later date, this would be just the place. There is good hunting for deer, turkey, quail, squirrel, rabbit and other game on the property. Fishing for bass, catfish, crappie and other pan fish in the ponds located on the ranch.

BULLET POINTS:

1. 5 minutes to city of Poteau.

2. 5 minutes to Wolf Mountain Golf Course Community.

3. Nestled in valley at foot of Cavanal mountain.

4. 3/4 mile of paved road frontage.

5. All utilities available for future development

6. Hunting and fishing right on the property.

7. Mountain creek meanders through ranch.

8. Pasture and meadows for horses or cattle.

9. Many beautiful sites for new home construction.

AGENT: Jim Mixon at 918-647-7945