$250,000 Farm Property With 112 Acres in Morton, Mississippi – Two Homes, Four Ponds, Fenced Pasture, and Rural Investment Potential

Discover a 112-Acre Farm With Two Homes in Smith County, Mississippi

Located at 3459 SCR 135, Morton, MS 39117, this expansive rural property offers a combination of open pastureland, residential buildings, agricultural improvements, and recreational features in the Polkville community of Smith County, Mississippi.

Currently advertised for $250,000, the property is known as The Smith 112 and encompasses approximately 112 acres of gently rolling countryside.

The property includes a primary four-bedroom, two-bathroom brick residence with approximately 2,210 square feet of living space. A second home, featuring three bedrooms and one bathroom, is currently rented according to the listing.

Beyond the two residences, the property offers fenced pastureland, four ponds, a barn, two storage buildings, an older chicken coop, and two producing pecan trees.

These features may appeal to buyers interested in cattle farming, small-scale agriculture, rural living, recreational land, or an investment property with existing rental activity.

However, there is an especially important ownership consideration.

The property consists of 16th-section land subject to an annual land lease of approximately $2,500, with a reported renewal in 2044.

Buyers should not assume that the $250,000 asking price includes conventional fee-simple ownership of all 112 acres.

The nature of the lease, transfer requirements, renewal conditions, and ownership of the improvements must be carefully investigated.

The seller also states that the property is being sold as is, and both homes require attention and improvements.

For buyers prepared to evaluate the legal and physical conditions carefully, The Smith 112 presents an opportunity to explore a substantial rural property with existing agricultural infrastructure and residential accommodations.

This detailed guide examines the land, homes, ponds, farm buildings, rental considerations, lease structure, location, and important financial questions.

Property Overview – 3459 SCR 135, Morton, Mississippi

The Smith 112 is located in the Polkville community of Smith County, Mississippi.

Its primary characteristics include a large fenced pasture, multiple buildings, water features, and two residential structures.

Key Property Details

Property Feature	Listing Information
Asking Price	$250,000
Previous Price	Approximately $260,000
Price Reduction	$10,000 on August 20
Address	3459 SCR 135, Morton, MS 39117
County	Smith County, Mississippi
Community	Polkville
Property Name	The Smith 112
Property Type	Rural Residential / Farm
Advertised Acreage	Approximately 112 Acres
Land Tenure	16th-Section Leased Land
Annual Land Lease	Approximately $2,500
Reported Lease Renewal	2044
Primary Residence	Brick Home
Primary Home Bedrooms	4
Primary Home Bathrooms	2
Primary Home Living Area	Approximately 2,210 Sq. Ft.
Second Residence	3 Bedrooms, 1 Bathroom
Rental Status	Second Home Reportedly Rented
Ponds	4
Storage Buildings	2
Additional Structures	Barn, Older Chicken Coop
Land Characteristics	Fenced, Gently Rolling Pasture
Trees	Two Producing Pecan Trees
Sale Condition	As Is
MLS Number	97422
Listing Brokerage	SmallTown Properties

The listing reports an annual property tax amount of $2,543, while the narrative includes a different tax figure of $2,173.05.

These figures should be verified with the appropriate tax authority.

Understanding the $250,000 Asking Price

The advertised asking price is $250,000 following a reported $10,000 price reduction.

The listing also reports approximately $113 per square foot, calculated using the primary home’s 2,210 square feet.

However, this property should not be evaluated solely on residential square footage.

The advertised transaction involves multiple homes, farm buildings, pastureland, ponds, and rights associated with a large leased parcel.

The land-tenure arrangement is especially important.

A purchase involving 16th-section leased land differs from a conventional transaction in which a buyer acquires full ownership of the land.

The purchase price may reflect the improvements and transferable leasehold rights rather than fee-simple ownership of the acreage.

Buyers should request written clarification before relying on conventional land-value comparisons.

A Rural Setting in the Polkville Community

The property is located in the Polkville area of Smith County.

The surrounding landscape is described as quiet and rural, with gently rolling pasture and wooded countryside.

This setting may appeal to buyers who prefer open space over dense residential development.

However, rural properties involve responsibilities that differ from conventional suburban homes.

Buyers should evaluate road access, utility availability, emergency services, and distances to everyday amenities.

The property’s location may be suitable for agricultural or recreational activities, but individual needs will determine its practicality.

A personal visit is essential for understanding the surrounding environment.

Approximately 112 Acres of Gently Rolling Land

One of the property’s defining characteristics is its reported size.

At approximately 112 acres, the land encompasses a substantial rural area.

For perspective, 112 acres equals approximately 4.88 million square feet.

However, the exact acreage and boundaries should be confirmed through official records.

The listing describes the property as primarily open pastureland.

Its gently rolling terrain may provide useful space for certain agricultural activities.

Nevertheless, buyers should evaluate soil conditions, drainage, access, and the condition of existing fencing.

The lease agreement may also establish restrictions on how the land can be used.

Fenced Pastureland for Agricultural Activities

The property includes fenced pastureland.

Existing fencing may be useful for livestock management, but its condition should be verified.

Buyers should inspect fence lines, gates, posts, and any areas where repairs may be needed.

The listing suggests that the pasture may be suitable for cattle, hay production, or other agricultural uses.

However, actual carrying capacity and crop productivity are not provided.

These depend on forage quality, soil fertility, water availability, and management practices.

A qualified agricultural professional can help evaluate the land’s suitability.

The presence of fencing does not establish that the entire acreage is fully enclosed or ready for immediate livestock use.

Potential for a Working Cattle Operation

The Smith 112 is marketed as a possible working cattle property.

Its open pastureland and multiple ponds may be relevant to buyers interested in livestock.

However, establishing or operating a cattle farm involves more than having acreage.

Buyers should investigate pasture productivity, fencing, handling facilities, shelter, and veterinary access.

Water quality and availability are also important.

The listing does not provide information about livestock capacity or existing cattle-handling equipment.

A realistic operating plan should account for feed, equipment, labor, maintenance, and animal health expenses.

Any agricultural activities must also comply with the land lease and applicable regulations.

Hay Production and Land Management

The open pasture may provide opportunities for hay production.

However, the listing does not include historical hay yields, soil test results, or field management records.

Buyers should investigate the quality and composition of the existing vegetation.

They should also evaluate terrain, drainage, and access for agricultural machinery.

Hay production can require substantial equipment or contracted services.

Costs may include mowing, conditioning, baling, transportation, and storage.

A productive hay operation cannot be assumed without further assessment.

Four Ponds Across the Property

The listing identifies four ponds.

These water features may contribute to the property’s rural character and provide potential agricultural or recreational benefits.

The seller suggests that the ponds could serve as water sources for livestock.

However, buyers should verify their condition, water quality, and reliability.

Seasonal rainfall and drought can affect pond levels.

The listing also mentions fishing and recreation, but it does not identify fish species or confirm recreational suitability.

Buyers should inspect the ponds and investigate any environmental or maintenance concerns.

Recreational Possibilities Around the Ponds

Ponds can create scenic areas for relaxing and enjoying the outdoors.

They may also attract wildlife.

For buyers seeking a rural retreat, the combination of open fields and water features may be appealing.

However, swimming, boating, fishing, and other activities should not be assumed safe or permitted without investigation.

Pond banks, depth, water quality, and vegetation should be evaluated.

Children and pets may also require additional safety precautions near open water.

Any improvements around the ponds should comply with applicable lease provisions and environmental requirements.

The Primary Brick Residence

The main residence is described as a brick home with approximately 2,210 square feet of living space.

It includes four bedrooms and two bathrooms.

According to the listing, the home needs repairs and updates.

However, the exact scope of the required work is not specified.

Buyers should inspect the foundation, roofing, plumbing, electrical systems, and interior finishes.

The brick exterior may contribute to the home’s traditional appearance, but its condition should be evaluated.

The listing does not provide the home’s construction year.

Prospective purchasers should verify its age and renovation history.

Four Bedrooms and Two Bathrooms

The primary residence includes four bedrooms and two full bathrooms.

This configuration may provide flexibility for a household seeking additional living space.

Extra bedrooms can also be used for guests, home offices, or other purposes.

However, the listing does not provide room dimensions.

Buyers should inspect the floor plan and verify the condition of each room.

Bathroom plumbing, ventilation, and waterproofing should also be evaluated.

Any renovation plans should account for the home’s existing systems and applicable permit requirements.

Approximately 2,210 Square Feet of Living Space

The main home offers approximately 2,210 square feet of reported living area.

This is a substantial residential footprint for a rural property.

The available space may allow for different living arrangements, depending on the actual floor plan.

However, buyers should verify the square footage.

The listing does not describe every room or provide a detailed floor plan.

The reported area should not automatically be assumed to include the sunroom or other enclosed spaces.

Accurate measurements can help buyers estimate renovation costs.

A Sunroom Overlooking the Pasture

One of the primary home’s notable features is its sunroom.

According to the listing, the room provides additional living space and natural light while overlooking the surrounding pasture.

This may offer a pleasant place to enjoy the rural landscape.

A sunroom can also serve as a gathering area or quiet retreat.

However, buyers should inspect the windows, flooring, insulation, and structural condition.

The listing does not establish whether the sunroom is heated or included in the reported finished living area.

These details should be confirmed before purchasing.

Covered Back Porch With Country Views

The primary residence also includes a covered back porch.

This feature may provide sheltered outdoor space for relaxing or entertaining.

The porch overlooks the surrounding farmland, according to the seller.

Such an arrangement may appeal to buyers who enjoy spending time outdoors.

However, buyers should inspect the porch’s roof, flooring, supports, and railings.

Any necessary repairs should be included in the overall property budget.

The porch’s exact dimensions are not provided.

Carport and Vehicle Parking

The main home includes a carport.

A carport may provide sheltered parking and convenient access to the residence.

However, the listing does not specify its dimensions or condition.

Buyers should inspect the structure and surrounding access areas.

The property may also offer additional outdoor parking, but the listing does not provide a complete parking plan.

Any proposed changes should comply with the land lease and applicable requirements.

A Second Home With Three Bedrooms and One Bathroom

A particularly important feature of The Smith 112 is its second residence.

According to the listing, this home includes three bedrooms and one bathroom.

The second residence is currently rented.

This may interest buyers seeking a property with an existing residential tenancy.

However, the listing does not provide the rental amount, lease duration, or tenant obligations.

Buyers should request the current rental agreement and payment history.

The condition of the second home should also be inspected.

Existing Rental Income

The seller describes the rented home as providing immediate income.

However, the listing does not disclose the amount of rent being collected.

Therefore, a reliable rental yield or cash-flow calculation cannot be made from the supplied information.

Buyers should obtain documentation of rental payments and operating expenses.

They should also investigate maintenance obligations, insurance, utilities, and property management responsibilities.

Existing tenants may have legal rights that continue after a sale.

A qualified Mississippi real estate attorney can help evaluate the tenancy.

Two Homes on One Rural Property

The presence of two residences may provide flexibility for different household or investment arrangements.

However, the legal status of both homes should be verified.

Buyers should determine whether each structure is properly permitted and recognized.

They should also investigate utility arrangements and access.

The land lease may restrict occupancy, additional residences, or future improvements.

A buyer should not assume that the second home can be replaced, expanded, or converted to another use without approval.

Two Storage Buildings

The property includes two storage buildings.

These structures may provide space for tools, lawn equipment, agricultural supplies, or other belongings.

However, the listing does not provide their dimensions or condition.

Buyers should inspect the foundations, roofs, walls, and doors.

They should also determine whether electricity or other utilities are available.

Older storage structures may require repairs.

Their usefulness depends on their physical condition and the buyer’s intended activities.

Barn for Agricultural Use

The Smith 112 also includes a barn.

A barn can be useful for storing equipment, feed, or agricultural supplies.

However, the listing does not describe the barn’s size or current condition.

Buyers should inspect its roof, framing, flooring, and access points.

Any intended livestock use should be evaluated carefully.

The presence of a barn does not guarantee that it is suitable for housing animals.

Repairs or improvements may be required.

Older Chicken Coop

An older chicken coop is listed among the property’s improvements.

This structure reflects the property’s agricultural history.

It may interest buyers considering small-scale poultry keeping.

However, the listing does not establish that the coop is currently usable.

Buyers should inspect ventilation, roofing, fencing, and structural condition.

Any repairs should be completed before animals are introduced.

The lease and applicable regulations should also be reviewed to confirm permitted uses.

Two Producing Pecan Trees

The listing highlights two producing pecan trees.

Mature pecan trees can contribute shade and agricultural character to a rural property.

They may also produce nuts during suitable growing seasons.

However, annual production can vary.

The listing does not provide harvest quantities or commercial income information.

Buyers should inspect the trees’ health and location.

An arborist or agricultural specialist may help evaluate maintenance needs.

The presence of two producing trees should not be treated as evidence of a commercial orchard.

An Older Mobile Home Scheduled for Removal

The seller states that an old mobile home on the property will be removed.

Buyers should verify whether removal has already occurred.

If not, the purchase agreement should clearly identify responsibility for removal.

Important considerations include disposal costs, site cleanup, utility disconnection, and any required permits.

The condition of the site after removal should also be documented.

Buyers should not assume that the mobile home will be removed before closing without written confirmation.

Understanding Mississippi 16th-Section Land

One of the most important aspects of this listing is its designation as 16th-section land.

In Mississippi, sixteenth-section lands are historically associated with public school trust lands.

These lands may be leased rather than sold in conventional fee-simple transactions.

The exact ownership and management arrangements vary by property.

For The Smith 112, the listing identifies an annual lease payment of approximately $2,500.

It also reports a lease renewal in 2044.

However, these details do not fully explain the buyer’s legal rights.

Prospective purchasers should obtain the complete lease agreement and consult qualified legal professionals.

The $2,500 Annual Land Lease

The reported annual lease payment is $2,500.

Divided by twelve months, this equals approximately $208.33 per month.

However, the lease may include additional conditions or financial obligations.

Buyers should verify the payment schedule, renewal terms, transfer requirements, and any provisions for rent adjustments.

They should also determine whether unpaid amounts or other obligations exist.

The lease expense is separate from property taxes, insurance, repairs, and other ownership costs.

Reported Lease Renewal in 2044

The listing states that the land lease renews in 2044.

This is a critical detail.

Buyers should determine the current lease expiration date and whether renewal is automatic, conditional, discretionary, or subject to renegotiation.

The listing does not guarantee that the lease will continue indefinitely.

It also does not establish the future rental amount.

A buyer should understand what happens to the homes and other improvements if the lease is not renewed.

These issues can materially affect financing, resale, and long-term investment value.

What Exactly Is Included in the Purchase?

Because the property involves leased land, buyers should clarify the exact interest being sold.

The transaction may involve ownership of improvements and assignment of leasehold rights.

However, the supplied description does not fully define the ownership structure.

Buyers should request legal documents identifying the seller’s interest.

They should also confirm which buildings, fixtures, equipment, and other improvements are included.

The rights to occupy, farm, rent, or modify the property should be established in writing.

Financing a Property on 16th-Section Leased Land

Financing a leasehold property may be more complicated than financing a conventional home.

Lenders may evaluate the remaining lease term, renewal provisions, transferability, and ownership of improvements.

The property’s repair needs may also affect loan eligibility.

Buyers should contact lenders familiar with Mississippi leasehold real estate.

The listing displays an estimated monthly payment of $1,742, but this should not be treated as a guaranteed financing offer.

Actual financing terms depend on the buyer, lender, appraisal, lease documentation, and property condition.

Annual Property Taxes and Financial Obligations

The structured listing reports annual property taxes of $2,543.

The narrative separately references $2,173.05.

Because these figures conflict, buyers should verify the current tax bill.

The listing also reports a tax-assessed value of $165,320.

Tax-assessed value is not necessarily the same as market value.

In addition to taxes, buyers should account for the $2,500 annual land lease.

Insurance, maintenance, utilities, and repairs may add substantial expenses.

Illustrative Annual Ownership Expenses

The following table summarizes known amounts and expenses requiring verification.

Expense	Available Information
Advertised Purchase Price	$250,000
Annual Land Lease	Approximately $2,500
Annual Property Taxes	$2,543 Reported; Conflicting Figure Also Provided
Insurance	Requires Individual Quote
Primary Home Repairs	Not Estimated
Rental Home Repairs	Not Estimated
Barn and Storage Maintenance	Not Estimated
Fencing Repairs	Not Estimated
Pond Maintenance	Not Estimated
Utilities	Must Be Verified
Rental Income	Amount Not Disclosed

The annual lease and reported taxes alone total approximately $5,043, using the structured tax figure.

This excludes financing, insurance, repairs, utilities, and other expenses.

Property Sold As Is

The seller states that the property is being sold as is.

Both residences are described as needing attention.

This means buyers should carefully evaluate their condition before purchasing.

The exact legal effect of the sale terms should be reviewed in the purchase agreement.

Professional inspections may help identify repair needs.

The seller’s description does not provide a complete list of defects.

Buyers should avoid assuming that cosmetic improvements alone will be sufficient.

Renovation Considerations for Two Homes

Renovating two homes can involve substantial planning.

The primary residence may require improvements to interior finishes, mechanical systems, or other components.

The rental home may also need maintenance.

However, the listing does not specify the full scope of work.

Buyers should obtain inspections for both residences.

Repair priorities should be based on safety, structural condition, water intrusion, electrical systems, plumbing, and heating or cooling equipment.

Any renovations should comply with the land lease and applicable building requirements.

Illustrative Renovation Budget

The following figures are general examples rather than estimates for this property.

Potential Improvement	Illustrative Cost Range
Primary Home Interior Updates	$8,000–$35,000+
Primary Home Kitchen Improvements	$6,000–$25,000+
Bathroom Improvements	$4,000–$15,000+ Per Bathroom
Electrical Repairs	Highly Variable
Plumbing Repairs	Highly Variable
Rental Home Renovation	Depends on Condition
Barn Repairs	Highly Variable
Storage Building Repairs	Highly Variable
Fence Repairs	Depends on Length and Condition
Pond Maintenance	Depends on Existing Conditions
Mobile Home Removal	Must Be Verified

Actual costs may be significantly higher or lower.

Remote property logistics and the condition of existing buildings can affect expenses.

Buyers should obtain written contractor estimates before committing to a renovation plan.

Agricultural Investment Considerations

The property’s pastureland, ponds, and farm structures may appeal to agricultural buyers.

However, the listing does not provide operating income, livestock capacity, or production records.

Buyers should evaluate the agricultural potential independently.

A realistic financial analysis should include lease payments, property taxes, fencing, equipment, feed, labor, and maintenance.

The land’s productivity and permitted uses should be verified.

The 16th-section lease may impose additional restrictions.

Agricultural profitability cannot be assumed from acreage alone.

Could the Property Become a Homestead?

Some buyers may consider using the property as a rural homestead.

The primary residence, second home, pastureland, ponds, and existing structures provide several features to evaluate.

However, a successful homestead requires reliable water, safe housing, and appropriate infrastructure.

The listing does not provide complete utility details.

Buyers should investigate water supply, wastewater systems, electrical service, and road access.

They should also determine whether the lease permits their intended agricultural and residential activities.

Recreational Land Potential

The property’s ponds, pasture, and rural surroundings may appeal to buyers seeking recreational space.

Possible activities might include walking, wildlife observation, or other outdoor pursuits.

However, hunting, fishing, and additional recreational uses should be verified.

The lease may establish restrictions.

Buyers should also investigate property boundaries and access rights.

Recreational potential should not be confused with unrestricted ownership.

Location Near Morton and Central Mississippi Destinations

The listing places the property approximately 13.3 miles south of Morton.

It also provides approximate distances to several regional destinations.

These include Bienville National Forest, Caney Creek Wildlife Management Area, and downtown Brandon.

However, the listing’s distances should be verified because the exact routes and measurement methods are not specified.

Buyers should research travel times to schools, healthcare facilities, shopping, and employment centers.

Rural road conditions may also influence daily transportation.

Nearby Natural Areas

The listing references Bienville National Forest and Caney Creek Wildlife Management Area.

These regional destinations may interest buyers who enjoy outdoor recreation.

However, access rules, seasons, and permitted activities vary.

Buyers should consult the relevant managing agencies before planning recreational use.

The property’s proximity to public lands does not establish direct access or special rights.

Important Questions to Ask Before Purchasing

Before making an offer, buyers should investigate the following questions:

1. Who legally owns the underlying 112 acres?
2. What rights are being transferred for the $250,000 purchase price?
3. Can the 16th-section lease be assigned to a new buyer?
4. What are the exact lease expiration and renewal terms?
5. Could the annual lease payment increase?
6. What happens to the buildings if the lease is not renewed?
7. Are both homes legally permitted and insurable?
8. What is the current rental income from the second residence?
9. What are the tenant’s lease terms and legal rights?
10. What repairs are required in both homes?
11. What utilities serve each residence?
12. What is the condition of the fencing and farm buildings?
13. Are the four ponds reliable water sources?
14. Has the old mobile home been removed?
15. What is the correct annual property tax amount?
16. Are there restrictions on farming, livestock, or recreational activities?
17. Can the property be financed under conventional loan programs?
18. What are the ongoing annual ownership costs?

These questions are especially important because of the property’s unusual land-tenure arrangement.

Who Might Be Interested in The Smith 112?

The property may appeal to several categories of buyers.

Farmers may be interested in the fenced pasture and existing agricultural improvements.

Buyers seeking rural living may appreciate the primary residence and open countryside.

Investors may investigate the second home’s existing rental activity.

Outdoor enthusiasts may value the ponds and natural surroundings.

However, the property may not suit buyers who require conventional fee-simple land ownership or move-in-ready residences.

The annual land lease, renewal provisions, and repair needs introduce additional considerations.

Its suitability depends on the buyer’s goals, financial resources, and understanding of the leasehold arrangement.

Final Thoughts – A $250,000 Rural Property With Two Homes and 112 Acres

Located at 3459 SCR 135 in Morton, Mississippi, The Smith 112 offers a distinctive combination of residential accommodations, agricultural land, ponds, and rural infrastructure.

Advertised for $250,000, the property includes approximately 112 acres of fenced and gently rolling pastureland.

The primary brick home features four bedrooms, two bathrooms, and approximately 2,210 square feet of living space.

A second residence includes three bedrooms and one bathroom and is reportedly rented.

Additional improvements include a barn, two storage buildings, an older chicken coop, four ponds, and two producing pecan trees.

These features may appeal to buyers interested in farming, rural living, or investment opportunities.

However, the property’s most important consideration is its 16th-section land lease.

The listing reports an annual lease payment of $2,500 and a renewal in 2044.

Buyers must understand the exact legal rights being transferred and the conditions governing future occupancy.

Both homes also require repairs, and the property is being sold as is.

For buyers who are prepared to investigate the lease, evaluate the buildings, and develop a realistic maintenance budget, The Smith 112 may offer an opportunity to acquire a substantial rural leasehold property with existing improvements.

A successful purchase will depend on careful legal review, professional inspections, and a clear understanding of the total financial obligations.

Listing Information and Real Estate Contact

Property Address: 3459 SCR 135, Morton, MS 39117

Property Name: The Smith 112

Advertised Asking Price: $250,000

Price Reduction: $10,000 on August 20

County: Smith County, Mississippi

Community: Polkville

Property Type: Rural Residential / Farm / Recreational

Advertised Acreage: Approximately 112 Acres

Land Tenure: 16th-Section Leased Land

Reported Annual Land Lease: $2,500

Reported Lease Renewal: 2044

Primary Residence: Brick Home

Primary Home Bedrooms: 4

Primary Home Bathrooms: 2

Primary Home Living Area: Approximately 2,210 Square Feet

Second Residence: 3 Bedrooms, 1 Bathroom

Second Home Status: Reportedly Rented

Additional Structures: Barn, Two Storage Buildings, Older Chicken Coop

Water Features: Four Ponds

Land Features: Fenced Pastureland, Gently Rolling Terrain

Additional Features: Two Producing Pecan Trees

Sale Condition: As Is

Reported Annual Property Taxes: $2,543 in Structured Listing; $2,173.05 in Narrative

Reported Tax-Assessed Value: $165,320

Parcel Number: 045C16000010

Approximate Coordinates: 32.186, -89.68785

Original Listing Date: January 21, 2026

Listing Agent: Melanie Starnes

Listing Brokerage: SmallTown Properties

Brokerage Phone: 769-888-2522

MLS Number: 97422

All property information is based on the supplied real estate listing and is provided for general informational purposes. The advertised acreage is 16th-section leased land and should not be assumed to transfer as conventional fee-simple ownership. Buyers should independently verify lease rights, renewal terms, rental income, acreage, taxes, building conditions, utilities, financing eligibility, and all other material details. Professional legal review and property inspections are strongly recommended before purchasing.

 

 

Listed on Zillow