Garrison, TX 75946(Nacogdoches County)

Summary: Martin Pullet Farm is a turn-key poultry operation that is under a new contract with Pilgrim's Pride to produce pullets. The contract has the potential for a performance/management bonus. The farm includes four poultry barns that are approximately 18,000 SF each and reportedly have capacity to house up to 13,000 birds per house. The farm has had many upgrades that would likely require minimal work for a new owner coming into the operation. The property also features a three bedroom, two bath house for the owner or manager of the farm, a large all-steel shop building, small apartment for a ranch hand and multiple barns and ag related structures. It is set-up for cattle grazing or hay production and appears to have adequate perimeter and cross fencing as well as a set of cattle pens. Two large lakes are centrally located on the property and are reportedly well stocked. The lakes are estimated to be approximately five and seven acres and have good aesthetics and recreational appeal. The land itself has rolling topography that is mostly pasture with scattered pockets of mature, mixed timber that offers good edge and recreational appeal. This farm has the total package that would allow a new owner to enjoy the income streams related to poultry, hay and cattle while enjoying the lakes and natural beauty of the property itself.

We have an extensive file on hand that includes production contract, income / expense information, survey & field notes, poultry & personal property inventory list, preliminary title commitment and typical disclosure documents. Financial information will only be provided to qualified buyers. It is noted that the buyer must be approved by Tyson Breeders, Inc.

Land Characteristics: The property is reported by survey to be 114.84 acres in total with dead end access at the end of CR 300, just off of FM 138. Elevation on the property ranges from an approximate low of 310 ASL to an approximate high of 370 ASL. It is estimated that 80% to 90% of the property is open pasture with rolling topography and the remainder (excluding water) is scattered pockets of mixed, mature timber that are scattered throughout the tract. The primary features of the land component are the two large lakes. The larger of the two is located in the southern half of the property and is estimated to be approximately 6.9 acres in surface area at full capacity. This lake has very irregular shorelines with small coves that are tree lined in many areas. Immediately below this lake in the central portion of the property is a second lake that is estimated to be approximately 5.2 acres at full capacity. Both lakes have been reported to have good vertical and horizontal structure which is primarily noted to be standing dead timber or brush piles which enhance the health of the established fisheries. Both lakes also offer superior water supply for livestock and wildlife in addition to their recreational and visual appeal. The land is slightly irregular in shape with dead end type frontage at the end of a county road. It is basically surrounded by timber tracts to the east, south and west and pasture tracts to the north and northeast. This adds to the recreational appeal and potential to develop hunting opportunities.

Residential Improvements: The primary residence on the property is a three bedroom, two bath home which was constructed in 2018 and is reported to have 1,310 SF of GLA. The house is constructed on a concrete slab with brick veneer and a composition roof. The main living area of the home is a large open area with a living room, kitchen and dining room. The kitchen has stain grade custom cabinetry and stainless-steel appliances. The home has a small front porch, large, covered patio and a large, attached carport for car storage. It is accessed via a long concrete driveway. Adjacent to the house is a 900 SF, all-steel shop building that is insulated and has good quality electrical and lighting. It has a small wood frame office with storage above in one corner and an attached covered shed area with concrete floors.

It is also improved with a small apartment that is reported to have 484 SF of GLA and while simple is a very adequate structure for a ranch hand. The apartment has two bedrooms, a bathroom, a small kitchen and a living area. Cooling is provided by window units and heating is provided by space heaters. This apartment has a large, attached carport with a concrete floor. The apartment is wood frame with metal siding and roof and the carport is metal beams and trusses with metal roof.

Poultry Improvements: The poultry operation consists of four, 40 x 450 foot buildings and each contains approximately 18,000 SF of GBA. Poultry houses 1 and 2 have steel truss frames and roof supports and houses 3 and 4 have wood frames and roof supports. All have metal roofs and siding and dirt floors. An older appraisal that was provided to the broker indicates that houses 1 and 2 were constructed in 1998 and that 3 and 4 were constructed in 2009. All four had significant additions and retrofits in 2018 that were performed after storm damage. Each house is controlled by Rotum Platinum Plus controllers and the barns are monitored by a Farm Sitter Alarm / Communications system for climate variations and to maintain an ideal environment for growth and viability. All four houses have the security of a Taylor back-up generator system with a Perkins, water-cooled diesel engine. There is plenty of security even for extended outages with the two, 250 gallon fuel tanks. Forty Chore-Time Quad heaters scattered throughout the four poultry houses provide ample heating as each have 80,000 BTU output and cooling is aided by the 33 tunnel and end fans. Automatic water and feed systems are installed in each house and supplied by multiple silos and weigh bins to automate the process and take workload off the operator. Other features are too numerous to be described but a detailed inventory can be provided to qualified buyers.

Misc Ag Improvements:

40 x 60 Hay Barn with metal frame and roof with walls on two sides and dirt floor.

Older 50 x 50 Barn with attached cattle pens. This barn has some storm damage.

24 x 24 Barn with metal frame, roof and walls on all four sides (dirt floor) and two covered areas.

Steel Pipe Catch Pens

450 deep water will with 6 casing that was drilled in 2009.

Average perimeter and cross fencing

Significant gravel roads and load-out pads.

Minerals: No owned minerals.

Easements: This property has one small oil / gas well site that shows to be active but has the appearance of being abandoned. Pipeline easements traverse the western portion of the property from north to south and the southern portion of the property from east to west. Typical utility easements also exist which provide power and community water to the improvements.

The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker or Seller. The Broker (Whitetail Properties) does not assume liability for typographical errors, misprints, nor for misinformation that may have been given to us. All property is subject to change, withdrawal, or prior sale. Buyers' agents must be identified on the first contact with the Broker and must accompany the buyer on showings to receive full fee participation. Otherwise, the fee participation will be at the sole discretion of Whitetail Properties Real Estate, LLC DBA Whitetail Properties, DBA Whitetail Properties Real Estate.