see aerial map Prime location for this 31+/- acre tract located along HWY 267 directly east of White Hall. The farm is virtually 100% tillable, featuring Keomah & Rozetta Silt Loam soils. Planted in beans for the 2025 crop season, the land produced over 70 bu/ac beans and has been well-maintained by the owner/farmer for years. Pattern tiled.  Investment Analysis (Estimated) Asking Price: $425, 000$425/ac cash rent: $13, 175Gross Cap Rate: 3.1%Potential Section 180 Tax Deduction (Estimated): $49, 000 (+/-)Potential Buy Back Option (3-5 year): $487, 000Potential Gross Profit: $99, 826Potential Gross IRR (Annualized): 7.48% (+/-) This land presents a wonderful opportunity for an investor to purchase the farm at a 3% gross cap rate, as the owner is willing to pay a $425/ac cash rent. In addition, the seller is willing to negotiate a ""buy-back"" contract at $2, 000/ac higher than the original sale price. This effectively locks in an investors IRR for a 3-5 year deal.  The location of this ground is hard to beat, with over 2, 500 of frontage along HWY 267 and frontage along the entire northern boundary, allowing easy access for loading operations.  Owner is willing to negotiate a price based upon cash rent. Boundary is surveyed. Contact agent for more details.