$299,900

Income-Producing 46-Acre Farm Asset – $6,125 Annual Cash Rent Yield. Ideal for 1031 Exchange Buyers or Local Agricultural Portfolios. Maximize your portfolio with this unique 46-acre property situated directly within the Litchfield city limits. Offering immediate financial utility, the land features 35 acres of high-quality, fertile, tillable ground currently under a reliable cash-rent lease to a local farmer for $175 per acre—generating a steady $6,125 in annual passive income. This consistent yield makes the property a premier candidate for a 1031 Tax-Deferred Exchange, a local agricultural expansion, or an investor seeking land that completely offsets its own holding costs. Beyond its strong agricultural foundation, the remaining 11 to 14 acres serve as a highly active, private recreational retreat. Nestled quietly behind the former Litchfield Golf Course and bordered by a gas line easement, the property boasts peaceful, scenic frontage directly along the St. Joseph River. This vibrant riverfront is home to local resident fish, offering excellent seasonal angling for Smallmouth and Largemouth Bass, Bluegill, and Channel Catfish. While the wooded section was previously harvested for timber, it has transitioned into a dense, thriving secondary habitat that provides exceptional ground cover and bedding for wildlife. The thickets are loaded with wild raspberry bushes and premium spring morel mushrooms under a mix of pine, maple, and large oaks. Because the tract sits within city limits, it functions as a highly pressured, low-impact sanctuary for local game—making it an absolute dream property for dedicated bow-hunters looking to target mature deer, wild turkeys, and small game during archery season. Access is provided via a private, 66-foot wide flag-lot entry, providing ultimate seclusion from the main road. Whether you want to park capital in a stable earth-asset, expand your current farming footprint, or establish a private bow-hunting and kayaking base camp that pays you to own it, this St. Joe River property delivers a rare balance of cash flow and recreation. Buyer and buyer’s agent to verify all information, including zoning, city ordinances, tax adjustments post-sale, and building suitability. Current season crops belong to the tenant farmer and are excluded from the sale.