Lone Cypress Ranch

End of the road privacy with boundless water assets (20 Ac lake, Mill Creek, 5 Ac pond, 5 water wells), productive cattle pasture, solid hunting, and unparalleled trophy bass fishing. Whether you desire a productive cattle operation with approximately 100 AU carrying capacity or trophy bass fishing (3-4 lb average with a lake record 13 lb being recorded) is your passion...Lone Cypress Ranch is your next ranch. The densely wooded large neighbors yield abundant whitetail deer and hogs regularly coming onto the ranch.Historically the surplus of water resources has been monetized to serve the needs of the fracking industry which presents a very unique long term income component for the ranch (past water sales reflect the income potential but are not guarantees of future results).The ranch currently has a 1900 sq ft 3/2.5 DWMH and equipment shed with shop attached. Great boat house with dock and cook shack further the utlity found in the lake for the water enthusiast.Everyone says "rare opportunity", but Lone Cypress Ranch checks that box in every way possible...check out the details below and then let's set up your tour! Call Steve Baxter @ 972-816-4738 or email @ sbaxter@ LOCATION: DeBerry, TX (Panola County) Dallas, TX - 2.5 hours Texarkana, TX - 1.5 hours Shreveport, LA - 45 minutes CLIMATE: 52"annual rainfallUTILITIES: Electricity is provided by Panola Electric Co-Op, and water is provided by multiple water wellsWILDLIFE: Waterfowl, hogs, whitetail deerMINERALS: Surface sale onlyWATER ASSET: The property has a history of water sales to oil companies for the purpose of fracking out of the 20 Ac lake and also there are 5 water wellsTROPHY BASS LAKE: Approximately 20 Ac lake that has been managed for trophy bass yielding average fish of 3-4 lbs and the lake record of 13 lbsVEGETATION: Primarily native pasture with scattered hardwoods along the creek and boundary edgeTERRAIN: Generally flat to gently rollingSOILS: Eastwood very fine sandy loam; Mattex clay loam; Catuna-scottsville complexIMPROVEMENTS: DWMH 3/2.5 ; boat house with dock; equipment shed; small shopCURRENT LAND USE: Cattle ranch; Hunting; Trophy bass fishing; Water salesPOTENTIAL LAND USE: Residence, homestead, retreat, timber management, hunting and recreationFENCING: Good perimeter fencing; cross fencing for rotational grazing opportunityACCESS: County roadEASEMENTS: Gas line; residential electric linesLEASES: NAContact Steve Baxter @ 972-816-4738 to schedule a private showing.When buying farm & ranch land or investment property, the buyer's agent, if applicable, must be identified on first contact and must be present at the initial showing of the property listing to the prospective real estate investor in order to participate in the real estate commission. If this condition is not met, fee participation will be at the sole discretion of Steve Baxter, Broker, and G2 Outdoors Broker, LLC.