63.1-Acre Farm and Ranch Homestead

The Value of Multi-Functional Agricultural Assets

In the modern real estate landscape, mixed-use land assets that combine agricultural productivity, income generation, and residential infrastructure offer unmatched stability and long-term equity growth. Situated just north of Boonville in southern Howard County, Missouri, with highly coveted Highway 87 frontage, this expansive 63.1± acre farm represents a premium acquisition opportunity.

Whether you are looking to execute a traditional real estate play, expand an existing livestock operation, capitalize on a tax-deferred 1031 exchange, or develop a private country homestead, this property delivers on every structural fundamental.

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|                            PROPERTY SNAPSHOT                             |
|                                                                          |
|  * Total Land Area: 63.1± Acres       * Residential Structure: 1,398 Sq Ft|
|  * Highway Frontage: Highway 87      * Current Condition: Fixer / Value-Add|
|  * Zoning/Use: Agricultural/Pasture  * Transaction Mode: Online Auction  |
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Offered via a competitive online bidding event, this asset features a classic 1961 ranch-style farmhouse, established livestock setups, active income-producing leases, and rich recreational acreage. This comprehensive analysis dives deep into the property’s layout, agricultural capacity, logistical positioning, and financial metrics to help prospective buyers optimize their underwriting and bidding strategies.

Agricultural Profile: Livestock Infrastructure and Land Composition

The defining feature of this Howard County asset is its exceptional land quality and established agricultural infrastructure. Spanning 63.1± contiguous acres, the farm is primarily comprised of gently rolling pasture ground and open meadows that “lie well,” making the terrain highly accessible for machinery, vehicles, and livestock management.

                  [ HIGHWAY 87 FRONTAGE ACCESS ]
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|                       63.1± ACRE INTEGRATED FARM                         |
|                                                                          |
|  +--------------------+    +---------------------+    +---------------+  |
|  |                    |    |                     |    |               |  |
|  | ESTABLISHED WIRE   |    |   MULTIPLE PONDS    |    | WORKING BARNS |  |
|  |    FENCING         |    |   Scattered Water   |    |  & Structures |  |
|  | Perimeter/Internal |    |       Sources       |    | Outbuilding   |  |
|  |                    |    |                     |    |               |  |
|  +--------------------+    +---------------------+    +---------------+  |
+--------------------------------------------------------------------------+

Livestock and Grazing Capabilities

The farm is perfectly set up for immediate cattle rotation or equestrian use. Key agricultural highlights include:

Established Wire Fencing: The property features perimeter and cross-fencing, significantly reducing the initial capital expenditure typically required to secure livestock pastures.
Abundant Water Sources: Multiple scattered ponds are positioned across the acreage, providing reliable, natural, and cost-effective water sources for grazing herds throughout the changing seasons.
Equine Suitability: The pasture land is officially classified as suitable for horses, opening up possibilities for equestrian boarding, breeding, or training facilities.
Functional Outbuildings: The inclusion of on-site barns provides immediate utility for storing hay, housing smaller machinery, or setting up veterinary and handling chutes.

Active Lease and Built-In Cash Flow

A massive financial benefit for incoming buyers is the property’s current pasture lease, which runs through February 28, 2027. This means that from day one of ownership, the buyer will inherit the active lease income generated by the land. This built-in revenue stream helps offset initial holding costs, property taxes, or renovation expenses while you finalize long-term development plans for the farm.

The Farmhouse: Retro Ranch Framework with Value-Add Potential

The residential heart of the property is a 1,398-square-foot, single-story ranch home built in 1961. Officially classified as a “Fixer,” the dwelling presents a textbook value-add opportunity for investors or homesteaders looking to build sweat equity by updating a vintage mid-century structure.

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|                        1,398 SQFT RANCH LAYOUT                          |
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|                                                                         |
|   +-----------------------+  +-----------------------+  +-----------+   |
|   |   3 MAIN-LEVEL BEDS   |  |   1 MAIN-LEVEL BATH   |  |  LIVING   |   |
|   |  Original Wood Floors |  |    Linoleum Floors    |  |   ZONE    |   |
|   +-----------------------+  +-----------------------+  +-----------+   |
|                                                                         |
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|                       UNFINISHED PARTIAL BASEMENT                       |
|                      (Storage / Mechanical Hub)                         |
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Interior Footprint and Original Accents

The home features a highly functional layout that consolidates all living quarters onto a single level, including three bedrooms and one full bathroom. Underneath the existing layout, you will find original wood floors waiting to be sanded, stained, and brought back to their historical brilliance. The kitchen comes equipped with a functional gas range, which integrates seamlessly with the property’s propane heating utilities.

Substructure and Mechanical Systems

The foundation is built using a combination of block and standard framing, supported by a partial unfinished basement. This lower level serves as a secure mechanical hub and an ideal dry-storage zone for seasonal farm supplies, tools, or home-canned preserves.

Heating: The home utilizes a reliable forced-air heating system powered by propane.
Cooling: The cooling configuration is classified under Other, offering an excellent opportunity to install a modern, energy-efficient central air conditioning unit or a multi-zone ductless mini-split system during remodeling.
Electrical Utilities: The farm has single-phase electricity connected directly to the property grid.

Orchard Charm and Natural Recreational Value

Beyond its commercial agricultural value, this farm delivers an exceptional lifestyle profile. Nestled directly behind the ranch farmhouse is a mature backyard orchard featuring thriving apple and peach trees. This charming, established green space provides a picturesque backdrop for country outdoor living, family gatherings, and sustainable home food production.

  [ ROLLING PASTURES ] --------> [ MATURE WOODLANDS ] --------> [ WILDLIFE CORRIDORS ]
  Active Income Grazing            Shelter & Timber               Prime Deer & Turkey

For outdoor enthusiasts and hunters, the northern Howard County terrain is legendary for its wildlife density. The 63.1± acres include sections of scattered woods that blend into the rolling topography, creating ideal natural bedding areas, travel corridors, and food plots for local fauna. The property boasts an abundance of premium game, including trophy whitetail deer and wild turkey, making it a world-class private recreational retreat without ever leaving your own land boundaries.

Utilities, Logistics, and Regional Proximity

A frequent drawback of large acreage tracks is the lack of stable utilities. This farm eliminates that hurdle by offering access to premium public infrastructure while maintaining its private, secluded charm.

Utilities Infrastructure Checklist

Water Supply: The home is connected to a Public Water line, completely removing the maintenance overhead, filtration concerns, and unpredictable flow rates often associated with private rural wells.
Sewerage Requirements: The listing specifies that a Septic Is Needed. Installing a modern, code-compliant septic system will be one of the primary upfront utility projects for the buyer, allowing for custom sizing based on your eventual renovation or expansion scale.
Connectivity: Standard landline phone utilities are available at the boundary, and electricity is fully active on the property.

Logistical Framework

The farm positions you perfectly within the historic Franklin/Boonville region. Fronting directly onto Asphalt-surfaced Highway 87, the farm avoids the heavy dust, mud, and vehicle wear-and-tear caused by long gravel accesses. You gain direct, smooth highway transit southward across the Missouri River straight into Boonville for groceries, hospitals, schools, and dining, or northward deeper into the heart of historic Howard County.

Auction Architecture and Underwriting Metrics

Purchasing a property through an online bidding event requires an advanced understanding of auction dynamics and legal frameworks. Buyers must look past standard list prices to accurately evaluate market entry points.

Financial Indicator	Metric Value	Strategic Investor Significance
Tax Assessed Value	$84,126	Low baseline assessment, keeping property taxes minimal.
Annual Tax Amount	$1,060	Incredibly low overhead ($88/month) during carrying phases.
Days on Market	Freshly Listed (5/8/2026)	Active, highly relevant market window.
Accepted Terms	Cash, Conventional, 1031 Exchange	Maximum financial flexibility for institutional portfolios.

Key Auction Constraints and Bidding Strategy

The Reserve Amount: The public list price is merely a baseline and is not indicative of the Seller’s final reserve amount. The reserve is the hidden minimum price the seller is willing to accept to close the deal. Bidders should run their numbers based on comparable acreage values in Howard County rather than anchoring to the starting bid.
No-Contingency Contract: This sale will be executed using a strict, no-contingency contract provided by the listing brokerage. This means that once the digital gavel falls and your bid is accepted, you cannot back out due to financing issues, appraisal drops, or unexpected inspection findings. All due diligence must be completed prior to placing a single bid.
1031 Exchange Eligibility: Because the seller accepts 1031 Exchanges, this farm is an ideal target for investors looking to defer capital gains taxes from a recently sold commercial or residential asset by rolling their equity into high-stability agricultural land.

Conclusion: A Diverse Investment Strategy

This 63.1± acre Howard County farm represents a rare multi-engine investment model. It is an income-producing asset through its active pasture lease; a value-add residential play via its mid-century ranch fixer; a world-class private hunting ground; and a generational land-banking opportunity secured by asphalt highway frontage and public water access.

To move forward with this premier online bidding event, buyers should immediately review the official MLS Supplement Document for complete auction rules, verify their liquid capital or conventional loan backing, and coordinate a site visit—ensuring complete respect for the active livestock and gates currently on the land. Canvas the rolling pastures, look out over the panoramic country views, and prepare your bidding strategy to secure this magnificent Missouri farm.