yellow indian grass, love grass, rye, and fescue. Trees include both white and red oaks,

pecan, ash, hackberry, boise d'arc, hickory and walnut.

TERRAIN: 680' to 640' elevation. 53.7 acres along the creek are in FEMA designated flood plain.

(See flood map)

SOILS: Lewisville Clay Loam soils are prevalent on the property. See soil map.

TAXES: The property has a 1-D-1 ag use property tax exemption. 2017 property taxes were $3200

IMPROVEMENTS: 2,588 square foot 4 bedroom 2 bath home. Large barn. Work Shop. Water well.

Fenced perimeter. Cattle pens.

CURRENT USE: The property is currently used for hay production and single family residential.

POTENTIAL USE: This property could be easily turned into a hunting mecca for deer, ducks, turkey and

hog. The adjacent WMA is where the wildlife bed. Creating food plots and clearing

and planting the low lying wetland area could bring in tons of wildlife.

NEIGHBORS: North neighbor is about 300 acres of farm / ranch land with no residence on it. East and

a part of the south are the US Army Corp of Engineers.

FENCING: Boundary fences are fair.

EASEMENTS: There are no known easements.

LEASES: The property is not leased.

ROAD FRONTAGE: The property has approx 1,665' of frontage on FM 2071

Buyers agent, if applicable, must be identified on first contact and must be present at initial showing of the property listing to the prospective real estate buyer in order to participate in real estate commission. If this condition is not met, fee participation will be at sole discretion of Mossy Oak Properties of Texas.

A rare opportunity to own a 134 acre property next to the US Army Corp of Engineers land at Lake Ray Roberts WMA with public land access. This mixed use residential, recreational, ranchland property also has 2588 Sq. Ft. house built in 1920's with 4 bedrooms, 2 bathrooms and a large den area with bar. Located in Cooke County with a Gainesville, TX 76240 address, but located in the Valley View school district.