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This fenced livestock farm is located in Beauregard Parish on Louisiana Highway 26 (the Jennings -- DeRidder highway) about halfway between Oberlin and DeRidder. It is on the corner of LA 26 and a paved, dead-end parish road -- having 1,901 feet of road frontage on LA 26 and 2,494 feet of frontage on the parish road. It's located in the piney woods country in the highly desirable East Beauregard Public School District. We will not subdivide.
This is a prime piece of property, and could be made into a "showplace" farm with appropriate investment of labor and capital. I am selling it and consolidating to the 200 acre farm two miles away where we live because I have Parkinson's Disease and can not care for both farms satisfactorily. The price is $4,500 per acre, with all improvements included free. $4,500 per acre times 109.79 acres = $494,055. This number is rounded down to the purchase price of $490,000.
The included improvements are a wood-framed house of about 1,300 sq ft (currently rented on a month-to-month basis for $350 month), a two car carport, four barns, storage shed with water well, about 90 acres of pasture fenced with 12.5 gauge x 39 inch net wire, two ponds, etc. It also has a very active deer trail.
The farm is presently leased on a month-to-month basis to a horse owner. It was previously owner-operated in sheep production. The pastures contain bermudagrass, bahiagrass and a varied assortment of other grasses / weeds well suited for sheep grazing since sheep prefer a "salad bar" variety of forage choices. If only cattle or horses are to be grazed, a gradual program of weed control and establishment of those grasses more pleasing to their less adventuresome palates should be considered. Some minor barn repairs are also needed.
NOTE: For the bold investor interested in biodiesel production, this property is ideally suited for Chinese Tallow Trees. Internet information suggests tallow trees are the best near term biodiesel feedstock source with oil production of 700+ gallons per acre per year. It produces 15 times more oil than soybeans, 9 times more oil than corn, and 5 times more oil than rape seed.
The Chinese tallow tree is cultivated for its seeds which yield two types of fats. The outer covering of the seed contains a solid fat known as Chinese vegetable tallow which is used for manufacturing fuels, candles, and soap. The kernel of the seed produce a quick-drying oil used in making varnishes and paints, machine oils, and crude lamp oil.
Production begins in as little as three years after planting, and then for up to 100 years thereafter. Honey produced by bees with access to tallow trees is considered by many to be among the best. Note that while tallow trees are a locally prominent species, they are considered invasive and a pest due to their rapid growth and proficient reproduction.
Fifteen pages of information by Dr. Paul A. Olivier on producing Biodiesel from Louisiana Tallow Trees can be found in "From Field to Factory to Diesel Tank." Click on tallow in the "Aditional Files" below.
For a printout of information about this property and financing, click on "PRINT FLYER" (above, slightly left of center).
Several farm photos are offered in the "PHOTO TOUR" feature above.
More farm infomation is available by clicking on "VIRTUAL TOUR" (above, right of center).
FINANCIAL CONSIDERATIONS
Seller prefers owner financing for a buyer with a strong credit rating / cosigners. Shown below is a down payment / monthly note example indicative of seller's expectations / requirements.
Price ~~ $490,000.00 Firm.
29.33% Down Payment ~~ $143,745.32 ~~ This odd number makes the monthly note a nice even number.
Raising the down payment to $152,871.21 and the term to 20 years lowers the note to $2,500 per month (interest still 6.50%).
LEGAL CONSIDERATIONS
1. The land and improvements are sold "As Is" via a Bond for Deed agreement.
2. Direct deposit payment is required with the full monthly payment securely in seller's bank account by the tenth day of each month.
3. Seller will furnish at his expense a survey – which was completed 7/19/07, and an abstract which was completed on 8/10/07 with a verdict of "clear title." This abstract will be updated again at the time of sale at seller's expense.
4. Any and all expenses associated with the sale (except survey, abstract, and seller's attorney) shall be the buyers alone.
5. Seller will retain all mineral rights for 10 years as allowed by law.
6. Buyer can not subdivide or sell any portion of the property (land, house, timber, etc.) until payment is complete.
To schedule an appointment to tour this property, call Frank Boggs at: 337 328-7425 BEFORE 8:00 pm.
The farm is in Southwest Louisiana, about half way between DeRidder and Oberlin. The Billy Young Road is on the south side of Louisiana Highway 26, one mile east of the intersection of LA 26 and LA 113.
Contact Information
Contact Name: Frank Boggs, Jr. Email: Click here to email contact Phone Number: (337) 328-7425 461 Boggs Road Sugartown, LA 70662-3631
NOTE: The information contained herein is provided as general information only and has been obtained from sources deemed reliable. It is provided without any guaranty, warranty or representation, expressed or implied, made by LandsofAmerica.com, LLC, or any related entity, as to the accuracy or completeness of the information. The information is presented subject to errors, omissions, change of price or conditions, prior sale or withdrawal without notice. Prospective purchasers should make their own investigations, projections and conclusions concerning the information.
