TBD HWY 13 Chillicothe, MO 64601

This 440.8± acre farm, situated south of Chillicothe, Missouri, features approximately 273± acres of tillable ground currently cash-rented at $250 per acre on a one-year term. The land consists of wide-open bottoms that support consistent yields. Nearly one mile of Highway 65 frontage provides access via two entrances and offers potential for billboard income due to high visibility. The property is protected from high water by a leveed railroad along the Grand River and a levee bordering Shoal Creek. Drainage is solid, with low-lying areas forming seasonal wetland pockets that create wildlife habitat and waterfowl development potential. Shoal Creek forms part of the boundary, allowing for surface irrigation and managed wetland areas. Approximately 100± acres of thick cover and timber along the Shoal Creek corridor provide habitat for whitetails and turkey populations. The farm has had no hunting pressure for decades, and the tillable lease allows for buying back standing crop from the lessee at the price of inputs per acre left standing, creating an ideal setup for food plots. Located within 20 miles of Swan Lake National Wildlife Refuge and Fountain Grove Conservation Area, the area is recognized for its waterfowl migration and recreational opportunities. The property is located 85 miles from Kansas City and two miles south of Chillicothe, which offers hotels, restaurants, a small airport, and a hospital. The property has no USDA contracts in place, allowing for continued row-crop production, enhanced waterfowl habitat, or a long-term investment hold.