Located just 3 miles north of Chillicothe, MO, this 471-acre Livingston County farm offers an exceptional opportunity for the investor seeking strong annual income, long-term appreciation, and outstanding recreational value. The property features excellent access with Highway 65 frontage on the east and County Road 216 along the south.

From an income standpoint, this farm is well-positioned. FSA records indicate 376 tillable acres, and the farm is open for the 2026 crop year. Current cash rent bids are already in hand at $240 per acre, generating $90,240 annually without the owner lifting a finger. The predominant soil type is Lagonda Silty Clay Loam, and the farm is largely terraced, with a small levee on the north end protecting the lower acreage from Crooked Creek.

An additional income stream comes from 22.5 acres enrolled in the CP-22 Riparian Buffer Program, paying $216.80 per acre, or $4,878 annually. This program not only boosts returns but also improves erosion control, water quality, and wildlife habitat—adding both environmental and long-term land value.

For the investor with a passion for hunting—or one looking to lease hunting rights—this property truly stands out. Timbered drainages funneling into Crooked Creek create ideal travel corridors for whitetail deer, turkey, and small game. In corn years, the harvested fields offer excellent waterfowl hunting, particularly for Canada geese and snow geese during spring migration. Hunting leases on comparable farms commonly bring $20 per acre, adding approximately $9,420 annually in potential income.

The property also provides meaningful depreciation advantages. Extensive terraces, the north-end levee, established soil fertility, and a 45’ x 81’ Morton building may all qualify for depreciation—buyers should consult their accountant to maximize tax benefits.

The Morton building features a concrete floor, electricity, and water, making it ideal for equipment storage or a turnkey hunting camp. Adjacent to the building is a beautiful 2.4-acre pond, enhancing both recreation and aesthetics. This area would also make an excellent secluded cabin site or future home site.

Projected annual income totals approximately $104,538, representing a 3.54% return at the $2,950,000 asking price, before factoring in depreciation or appreciation.

This is a rare opportunity to acquire a high-quality Missouri farm that checks the boxes for income, tax efficiency, and world-class hunting.

For more information or to schedule a private showing, please call or text
Jeff Quinn | 660-734-3925