Because Outcast Land focuses on high-quality rural acreage it is very seldom that we have a property with a structure/cabin of any type. BUT, in this case we are excited to bring you a heavily wooded 15 acre property with an old cabin tucked into a private “park-like” yard!
In the aerial photo above we are looking down toward the cabin which is surrounded by large timber on this very private acreage. The huge tree with the light-green leaves directly behind the cabin is a gigantic sycamore tree. But you will also find dozens of other species of trees including mature red oaks, white oaks, hickories and so many more!
This heavily wooded 15 acre tract at “The Mule Shoe Project” offers direct County Road frontage (along two sides) for easy access, an electric line on-site (and running to the cabin) AND is less than half a mile from the enormous Mule Shoe Conservation Area. The Conservation Area includes access to over 2,000 acres of ADDITIONAL land for hunting, camping and recreation AND access to over a mile of river frontage on the beautiful Little Niangua River for swimming, fishing and canoeing.
This means you can enjoy your private acreage for hunting and camping and still take advantage of the THOUSANDS of acres of additional land for even more hunting, camping, fishing, swimming and recreation. The hunting in the area is excellent, as this part of the Ozarks is well known for white-tailed deer and wild turkey (you can also “hunt” for arrowheads on the gravel bars within the Little Niangua River).
Please check out all of the pictures and videos in this listing to get a good look at this special property and at the beautiful Mule Shoe Conservation Area!
Please Note: Because this property is sold/financed through “Outcast Land Inc.” (like all of the other tracts at “The Mule Shoe Project”) it can certainly be used for hunting, camping and recreation, but please keep in mind that this property can NOT be used as a residence until after the loan to Outcast Land Inc. (the “owner financed” loan) has been paid in full.
This little cabin is in no way “livable” and would require a tremendous amount of work before it could ever be called “livable” (read the entire listing page to see much more of the cabin). But even if some VERY motivated person invested the large amount of time and money that it would take to fix up the little cabin, it could still not be used as a residence until the loan to “Outcast Land Inc.” has been paid in full. This could potentially be done by “refinancing” the property through a bank or lending institution (but it is very likely the bank would want to see that a LOT of work had been done to the cabin).
Currently, this property is best suited as a private spot to hunt, camp or enjoy an extended vacation. Then, after the loan to Outcast Land Inc. has been paid in full you would have the option of using the property for a permanent residence.
This property is accessed by well-maintained, gravel county roads along two sides (Hickory County Road 66 along its entire north side and Hickory County Road 525 along its entire west side), giving you good road access throughout the entire year. The property appears to be mostly wooded (except for the yard around the cabin). There is an excellent private driveway that comes off of County Road 525 on the west side of the property and leads easterly to the cabin. As you pull down the private driveway you will notice the large number of mature hardwood trees in the front yard which give this part of the property a “park-like” appearance.
In the photo above we are standing in the front yard of the cabin (which is located toward the west side of the property). Although the yard area could definitely use some “clean up” the large hardwood trees combined with the level ground makes for a beautiful setting in the front of the cabin. We are looking west and County Road 525 is off in the distance (not visible in the photo).
It is VERY rarely that we are able to offer a property with a power line on-site AND with direct County Road frontage. When you add to that the fact that this tract is heavily wooded, has a small creek bed AND is less than half a mile from the Mule Shoe Conservation Area and the Little Niangua River, you end up with a very special property!
In the aerial photo above we are facing east while looking over the property. The road on the left is County Road 66, which borders the entire north side of the property. There is a power line which runs on the south side of County Road 66 which gives you additional access to power in numerous places on the property. You can certainly go “off-grid” with your campsite, hunting cabin (or home) but even the most “Hardcore Off-Grid Folks” seem to appreciate having a power line readily available. The road at the bottom of the photo is County Road 525 which borders the entire west side of the property. The driveway to the cabin comes off of County Road 525 and leads easterly several hundred feet into the property.
As you can see in the aerial photo above, the cabin is tucked deeply into the property, giving it a feeling of privacy and seclusion.
This top quality acreage is brought to you by our Sales Partner “Outcast Land Inc”. Outcast Land is known for focusing on the highest quality hunting and recreation land in the United States. Every tract sold by Outcast Land is hand-picked for its hunting, recreation and investment appeal. All Outcast Land tracts are buildable but they can not be used as a residence until after the owner financed loan has been paid in full (please see the “Homesteader Friendly” category if you are looking for a place on which to live in the near future). Because this tract is offered to you through our website at www.InstantAcres.com, the sales process is identical to the other tracts that we sell ($1,500-$5,000 Down Payment, Owner Financing, etc.). This tract can be purchased from this listing page if it is still available.
We have a very limited number of these tracts at “The Mule Shoe Project”, which are some of the HIGHEST QUALITY hunting and recreation tracts in the nation (this particular tract is the only tract with a structure). This area is consistently ranked as one of the top hunting areas in Missouri (and in the nation). The Conservation Area gives you over 2,000 acres of ADDITIONAL acreage for hunting, camping, fishing, canoeing and recreation.
The Mule Show Conservation Area offers multiple camping areas (free use) which may be a convenient place to camp for a few days while you explore the options on your new property. We have been told that you can camp in the Conservation Area for up to 14 days in a 30 day period, for no charge (you will want to verify this before making plans to camp in the Conservation Area).
If you have not already seen the full “Information Page” for The Mule Shoe Project (which includes a ton of information and videos), please feel free to click on the link below. It is the page that has the “Tract Map” with the availability of the various tracts, so it is likely you have already visited that page in order to get the the page that you are currently on.
Click Here For The Main Page Of “The Mule Shoe Project” (if you have not already seen it)
This area has a PROVEN track record for huge white-tail deer and enormous wild turkeys. In addition to being able to hunt and camp on your private acreage, you can also venture into the enormous Mule Shoe Conservation Area for additional hunting, fishing, camping and recreation.
The information (below) is the specific information about this acreage, which is Tract 1 and Tract 2 (combined) at The Mule Shoe Project. It is a total of 15 acres in size. Tract 1 is 5 acres and Tract 2 is 10 acres (giving a total of 15 acres with the cabin).
The aerial photo above gives you a “bird’s eye view” from over the west side of this heavily wooded acreage. In this aerial photo, you can see County Road 525 toward the lower left side of the photo and we are looking to the south. On the left side of the County Road is the property and the meadow that you see in the middle of the photo is within the Mule Shoe Conservation Area. In fact, the Conservation Area takes up most of this photo. Toward the right you can see the Little Niangua River which flows directly through the Conservation Area. In this photo we are only seeing a small part of the Conservation Area (which totals about 2,800 acres in size) and a small section of the Little Niangua River, which flows through the Conservation Area for over a mile.
The aerial photo above gives you a better look at a small part of the Mule Shoe Conservation Area and the Niangua River. This photo was taken about half a mile from the property. This section of the river might be ideal for swimming and fishing and those gravel bars look like an awesome place to spend the afternoon.
The cabin on the property is in VERY rough shape but it does provide the potential for a place to use as a “hunting shack” or possibly for storage (either way it would need a lot of work). The cabin does have power, with a meter base (visible on left side of photo) as well as a phone line. There is a drilled well inside the kitchen/utility area of the cabin. The large “country style” porch on the south end of the cabin looks like a neat place to relax. On the lower right side of this photo you can actually see the mature grape vines that we discovered on the property! There are several vines which have been situated around posts/wire and look like they are starting to produce this season’s grapes. We also discovered a couple of other grape vines situated around wooded posts which are about 100 feet south of the cabin.
TERMS OF SALE
The cabin is situated on approximately 15 acres which is actually two “side-by-side” tracts at “The Mule Shoe Project” (Tract 1 which is 5 acres and Tract 2 which is 10 acres). The cabin itself is on Tract 2, but these two tracts go together so nicely that we decided to sell them together.
Although we think the cabin is pretty neat, it appears to be in TERRIBLE condition. When pricing the property, we assigned almost no value to the cabin and we priced the property accordingly.
If these tracts were listed for sale separately on our website, Tract 1 (5 acres w/ County Road frontage on two sides, power line on-site, phone line on-site, mature timber and small creek) would be $49,500 and Tract 2 (10 acres w/ County Road frontage, cabin, power line on-site including meter base, phone line on-site, drilled well, several excellent building sites with long private driveway, small creek) would be $139,500. So, the normal “combined sales price” would be $189,000.
But, since we have decided to sell these two tracts together, we are temporarily offering an 11% DISCOUNT off of that price, which brings the total sales price for BOTH tracts down to $168,210 (we got the 11% discount idea from Menard’s…one of our all-time favorite stores).
With your minimum down payment of $5,000 you will automatically get our lowest annual interest rate of 5 3/4% and your monthly payment will be $1,385.32.
This payment is based on about a 15 year amortization schedule. Property taxes will be about $360 a year and this is already included in the monthly payment amount. There are NO prepayment penalties and NO hidden fees.
ALSO, if you pay off your property (your loan to us) at any time within the next 5 years you will get an ADDITIONAL DISCOUNT in the amount of 10% of the purchase price of the property! On this property that would save you $16,825 for an early payoff!
The tracts at The Mule Shoe Project are sold through our partner company which is Outcast Land Inc. – The sales process is the same as you see on the InstantAcres website, but the paperwork will show Outcast Land Inc. as the “seller”.
Please do keep in mind that this property can not be used as a permanent residence until the loan to Outcast Land Inc. has been paid in full. The cabin may be useful for vacations, for storage or possibly for a weekend “hunting shack” (after a LOT of work has been done to it), but the cabin (or any other part of the property) can not be used as a permanent residence until the owner-financed loan has been paid in full.
Although it goes without saying we will say it anyway…the old cabin and property (and any part of either) are sold “As-Is” with no warranties of any kind expressed or implied. You can expect it to be in terrible shape, both inside and out. It is NOT livable and it would take an enormous amount of work to make it livable. We have no knowledge of the condition or history of any part of this cabin. We do, however, guaranty free and clear title once the property has been paid for in full.
If this property is still available you may purchase it instantly through the “Buy Now” link on this page or you can call us in the office at (417) 767-2223 and we can answer any questions you may have or we can take your payment over the phone. Also, please feel free to email us at [email protected] and we can answer your questions via email.
In the aerial photo above we are looking at the little creek bed which crosses over the west side of the property. The creek is a “seasonal creek” which does not run year around but it was running when we visited the property.
This particular tract has direct County Road frontage along its entire north and west sides. It appears that Hickory County does a nice job maintaining their roads but this is still a gravel road and a four wheel drive is always recommended. The photo below was taken from the County Road at about the northwest corner of the property. We are facing east and we are looking down County Road 66 which borders the entire north side of the property. The road going to the right is County Road 525 which borders the entire west side of the property. The driveway into the property comes off of County Road 525.
This large tract does already have a nice driveway which goes several hundred feet into the property, but having the additional County Road frontage means that you could install additional driveways if you wished to create other access points into the property.
The winter-time aerial photo above shows how this private acreage is situated. This property is a total of about 15 acres and is comprised of Tract 1 (5 acres) and Tract 2 (10 acres). This special acreage directly borders County Road 66 along its entire north side for about 1,320 feet and borders County Road 525 along its entire west side for about 490′. The white “dashed” line shows the approximate location of the private driveway and the blue “dashed” lines indicate the approximate location of the little creek beds that we discovered when we visited the property. They flow northerly and end up in the Little Niangua River.
These tracts have not been surveyed so the dimensions and sizes are approximate. Although a survey is not required, if you decide to survey your property we will give you our recommendation for a surveyor in the area.
Because the map above is a winter-time aerial photo, you can see approximately what part of the property has hardwood trees and what part has cedar trees. In the photo, the hardwood trees do not have leaves so they are basically not visible BUT the cedar trees show as the darker green spots. This tract appears to be a nice mixture of hardwoods and cedar trees with more cedar trees visible toward the creek beds on the east side of the property.
Please see the interactive map (farther down on this listing page) to explore the property as well as the Conservation Area and the surrounding area.
The topographic map below shows the “lay of the land”. On the map below we have combined Tract 1 and Tract 2 to simplify the map.
The topo map above shows that the property contains a large level area toward its west side. As you drive into the property on the private driveway you will quickly notice that the cabin and yard area are quite level (which is unusual for the Ozarks). As you go easterly from the cabin the property slopes down until you get to the creek bed. Once you cross the little creek bed the property begins to slope back up. The “main” creek bed comes in at about the southeast corner of the property and goes northerly until it crosses under the County Road. There are a couple of smaller creek beds that run into the “main” creek bed on the property (all these creeks appear to be seasonal or “wet weather” creeks).
On the topo map above, the “contour lines” each indicate an elevation change of about 10 feet. In general, when the contour lines on a topo map are close they indicate steepness and when the lines are spaced far apart they indicate flatness.
The topo map indicates that the highest area on this tract would be the yard area toward the west side of the property, with an elevation of about 920 feet above sea level (nice and high, in case weather patterns drastically change in the future). The “lowest” area on the property would be the “main” creek bed, with this area being about 840 feet above sea level.
As with any tract of land which has a loan on it, you are not able to cut/remove the timber until the property has been paid in full EXCEPT that we can often make written exceptions if you need to remove some timber to create a driveway and/or a small site for camping/building. Contact us for details on how you can obtain written permission to remove timber on the property in order to create your driveway/site (we have a VERY easy process in place). After the property has been paid for in full you can do as you please with all of the timber on this heavily wooded tract.
The map below shows these private tracts at “The Mule Shoe Project”. As you can see on the map below, the power line runs directly across the tracts on the north side of “The Mule Shoe Project” (shown as the yellow “dashed line” on the map below). If you require a property that has power directly on-site then one of the tracts on the north side may be a good choice. This particular tract is one of those “north tracts” so it DOES have the power line directly on-site.
This 15 acre property is Tract 1 AND Tract 2 on the map above. In addition to the power line running to the cabin (which is on Tract 2), there is a power line running along the entire north side of Tract 1. This gives you easy access to power, basically throughout the entire property.
Next, let’s check out some videos of this gorgeous acreage…
VIDEOS!
Below, you will see several videos which will help you to “explore” the property. Since this is a special property, many of these videos are fairly long BUT they do contain a ton of great information about the property, the area and the old cabin.
First, we have a drone video showing the property from the air:
Video Drone MC0102 Updated Narrated
In the next video (below) we use the “MapRight” interactive mapping program to explore the property and the area. It is not as exciting as a drone video but it does have a ton of good information:
Video Intro MC0102
The next video is a “ground video” where we check out the old cabin and the yard area on the west side of the property. In this video we begin in the yard and we do a “walk-through” of the old cabin:
Video Ground MC02 Cabin Full Walkthrough DONE
In this next video, we begin on the County Road at about the northwest corner of the property. We drive down the private driveway and check out part of the yard near the old cabin:
Video Ground MC02 Cabin Driving in from the north after cleanup DONE
In this next video we begin at the start of the private driveway on County Road 525 (west side of the property). We walk down the driveway and explore part of the yard around the old cabin. In this video we take a look at the very cool grape vines in the yard (anyone want to make their own wine?):
Video Ground MC02 Walk in from County Road DONE
And in this next video we check out the cool creek bed which crosses over the eastern part of the property. We only see a small portion of the creek bed in this video but it definitely has some beautiful rock features including quite a few fossils:
Video Ground Creek on MC02 DONE
As you may already know, the deer hunting in this area is some of best in the nation. Turkey hunting is excellent as well. On this tract you can hunt, camp, ride your four wheeler, shoot your gun(s) and generally just relax and enjoy life. This tract is definitely buildable, subject to the basic property covenants which are the same for all Outcast Land tracts. If you wish to use this property as a residence, your home/cabin must be at least 600 square feet on a concrete foundation and the owner-financed loan must be paid off. The land does not have to be “free and clear” in order to live on the property but the owner-financed loan to Outcast Land Inc. must be paid off (so if you “refinance” through your bank or another lending institution then the “owner financed” loan would be paid off).
You can build a hunting cabin right away, if you choose to do so. A hunting cabin would not have to be on a concrete foundation or be 600 square feet in size (those are requirements for a residence, not a hunting/vacation cabin).
The rest of the Property Covenants are very similar to the standard covenants that you may be familiar with on many of the InstantAcres.com tracts EXCEPT that on the Outcast Land tracts (including this tract) you have a full 90 days for camping in a 12 month period, which is twice as long as the standard 45 days a year. Also, your camping (for hunting purposes) is never limited during deer season (rifle season) or spring and fall turkey season. Outcast Land never wants to limit your hunting opportunities!
If you have already seen the information page for The Mule Shoe Project than you have probably already seen the Property Covenants which do apply to all tracts at The Mule Shoe Project. For your convenience, we have also added a link to the Property Covenants below:
To see the Outcast Land Property Covenants please click here.
If you are looking for a property for “Homesteading” or living in a tiny home/shipping container/portable building then we can help you (but not with this tract or any tract within The Mule Shoe Project) – simply go back to the InstantAcres.com home page and click on the category for “Homesteader Friendly Tracts”. But, if you are a serious hunter or recreational user (who may want to live on the property some day) then you are already looking at the correct listing! You can definitely have a portable building or a camper/RV on this property for camping and hunting (just not as a residence). In fact, we know many people who have built a small hunting cabin in a weekend, with materials that fit in the back of a suburban or a pickup truck. Remember, you can definitely build a home/cabin on this tract at any time, it just can not be used as a residence until after the Owner Financed loan has been paid in full.
As we mentioned earlier, please note that timber with a stump diameter larger than 8 inches may not be cut, sold, disturbed or removed until the property has been paid for in full (we can often give written exceptions for creating a building site or a driveway/trail, contact us for details on this).
In the photo above we are looking at the covered porch on the south end of the cabin.
We took the photo above about 1/2 a mile from the property. Having the Conservation Area so close to your private acreage is like having a 2,000 acre backyard that you can use for additional hunting, camping and recreation (including swimming and fishing).
This property has a gorgeous mixture of timber. It appears to be primarily hardwood trees which could include: red oak, white oak, hickory, black walnut, pecan, sycamore and more. We also spotted quite a few large cedar trees on the property.
In the aerial photo above we are looking southwesterly from toward the south side of the property. The Little Niangua River is a great place to spend the afternoon swimming and fishing (and hunting for arrowheads).
We located two different sets of mature grape vines on the property. The first set was shown earlier in the listing (about 30 feet west of the cabin) and the second set is shown above. The grape vines above appear to have been cultivated around wooded posts (and wires) and are located about 100 feet south of the cabin.
The photo below is a “close-up” photo of the grape vines. When this photo was taken the thousands of tiny grapes were just starting to take shape!
In the photo above we are standing near the start of the private driveway, on County Road 525. The cabin is tucked several hundred feet into the property, making for a very private setting.
The photo below shows the back of the cabin. Although the front and the sides have vinyl siding, the back was not sided. The wood was left unprotected and will need quite a bit of repair.
The photo below shows the living room area of the cabin. The large windows face the covered porch.
The photo below shows the kitchen area within the cabin. Although there are some cabinets, it basically probably needs to be completely redone. The stairway that you see leads up to the second story of the cabin. It is a “pull-down” type of stairway (the kind you would normally see going into an attic).
The photo below shows the drilled well and other equipment which is located adjacent to the kitchen area in the cabin.
The photo below shows the little shed which is close to the cabin. The walls are in awful shape but the roof-line looks decent and it does have a concrete floor.
The photo below shows the front of the cabin. The cabin has a metal roof but the metal roof over the porch appears to be older than the metal roof on the rest of the cabin.
This property is located in an excellent location within the Ozarks. These private tracts are located about 25 miles west of Camdenton and the wildly popular Lake Of The Ozarks. The tracts are only about 1 1/2 hours north of Springfield, Missouri (which is the largest city in southern Missouri). The Mule Shoe Conservation Area (which directly borders several of the tracts) offers THOUSANDS of acres of additional land for hunting, camping, fishing, swimming and recreation.
The “MapRight” interactive map (below) is useful for exploring the property and the area. You may have to “zoom in” in order to see this specific tract. You can also move the map around and even use different “base layers” to view the property (the property is Tract 1 and Tract 2 on the Interactive Map):
Please refer to our interactive map above (MapRight Map) for additional property views and information. The MapRight boundaries are approximate but they will be helpful for exploring your property and the area.
About the free “MapRight” app that you can use to help check out this property:
To watch a short video that details how to use the free “MapRight” app to locate the property, as well as the property’s approximate boundaries, please click on the link below:
Click Here To See A “MapRight” Tutorial
You will want to download the “MapRight” app to your phone or tablet before you visit the property, as it will make things go smoothly on your first trip (just follow the directions in the tutorial). If you have questions about MapRight please feel free to call us in the office at (417) 767-2223 and we can assist you. MapRight seems to be constantly updating their program so it can be a little confusing when you first get started.
What can you do on your new property at “The Mule Shoe Project”?
These tracts are NOT subject to the zoning regulations that you will find in most areas of the country! This property is within a Rural Development and does have basic property covenants BUT almost all of the Outcast Land buyers find that these covenants simply do NOT limit what they plan to do with their property. In fact, most Outcast Land buyers that we speak to would simply NOT buy a property without basic covenants in place to protect their investment!
On your property at The Mule Shoe Project you can:
- Hunt (most buyers will buy a tract with deer and turkey hunting in mind)
- Camp
- Build a cabin or a home (subject to property covenants)
- Have a portable building or shipping container (for camping, hunting, recreation and storage)
- Use your camper or RV for camping, hunting and recreation
On your property at The Mule Shoe Project you can not:
- No commercial businesses
- Can not live on the property until the owner financed loan has been paid in full
- No cutting of the timber until the property has been paid for in full (we can often make written exceptions for clearing a building site or driveway/trail)
- No junkyards of any kind
All of the tracts at The Mule Shoe Project have setback distances from the County Road for privacy and to maintain the natural “feel” of the area. These setback areas are also designated as potential utility easements. Power is already directly on several of the tracts within this development, and having the easements in place makes it a possibility for all tracts to have access to power (obtaining and extending power would be at buyers’ expense). All buildings, homesites, parking areas, storage areas, camping, etc. must be at least 100 feet from the centerline of the County Road (this area acts as a privacy setback as well as a utility easement). A few of the tracts may already have a private driveway and a clearing in place and the clearing would generally be beyond the setback distance, so that it can be used for camping, parking, building, etc. (measure it if you are unsure).
Fences/gates may not be placed within 50 feet of the centerline of the County Road, as this area is a designated road easement area and privacy buffer.
These tracts represent an excellent potential opportunity for building your own home or hunting cabin, as there are no building permits required in this area! You and your friends/family can build your own cabin without permits or inspections.
DIRECTIONS from Springfield, MO: To get to “The Mule Shoe Project” from Springfield, just go north on Highway 65 for about 50 miles to the tiny town of Preston and then go east onto Highway 54. Head east on Highway 54 for a little over two miles and then go north onto Highway F. Now go northerly on Highway F for about four miles and then turn right (go east) onto County Road 96, which is a gravel road. Head east on County Road 96 for a little over three miles and you will be at the south side of “The Mule Shoe Project”. If you come in on County Road 96 then the last mile or so of your trip will take you right past the Little Niangua River and through the Conservation Area.
You can also come in from the north by staying on Highway F until it intersects with Highway P. Then go right (east) onto Highway P and continue heading east until it turns into County Road 66 (gravel road). This County Road will take you to the north side of “The Mule Shoe Project”.
Please be sure to print out the maps/directions from this listing page when you visit the property. Additionally, if you watch the video on our “F.A.Q.” page it will explain how you can download the free “MapRight” app which can be very useful for getting to the tracts, as well as exploring the tracts and the area.
The map below shows The Mule Shoe Project relative to Springfield, MO and Camdenton, MO:
The next map gives you a closer look at the last couple of miles of the drive to the property:
The map below is similar to the one above, except that it shows a closer view of the area and roads:
These tracts do not have a specific “street address” (because there has not been a residence on them) – but if you would like an approximate address to put into your G.P.S you can use:
14023 County Road 525
Cross Timbers, MO 65634
The address above should take you to about the northwest corner of these tracts, at the intersection of County Road 525 and County Road 66. From this location, you can use the maps within this listing page to locate your specific tract.
After your property has been paid for in full (or you have paid off the owner financed loan) then you would be able to contact the local post office to apply for a street address for your property.
As land prices continue to rise, many smart folks are realizing that by owing a property near Public Land (the Mule Shoe Conservation Area) they are able to use thousands of acres of land for hunting and recreation without having to purchase an enormous property. Many of the hunters that we speak to tell us that they are looking for at least a few hundred acres of land OR for a smaller tract that is close to Public Land. By having a 5-10 acre tract close to the Conservation Area, they are able to focus their resources on their own private acreage while still having excellent access into thousands of acres of additional land for hunting, fishing and recreation!
Properties in the Ozarks have been in demand for decades and that demand has been growing over the last several years. Traditionally, wooded acreage with County Road frontage and electric has been one of the most desirable investments (especially for smart folks who want to be able to use and enjoy their investments, rather than just look at the stocks in their portfolio).
Good quality hunting and recreation land in the Ozarks has been a proven investment for many years and demand for property near Public Land and a named river is growing by the day! As the demand for the top quality tracts continues to grow, the values will tend to continue to rise. This tract may represent an excellent opportunity for hunting, camping, building, recreation and investment. If you live or work in the Ozarks then you already know that our land values have been steadily climbing for years. Lock in your property now, before our land prices catch up with the rest of the nation!
TERMS OF SALE
The cabin is situated on approximately 15 acres which is actually two “side-by-side” tracts at “The Mule Shoe Project” (Tract 1 which is 5 acres and Tract 2 which is 10 acres). The cabin itself is on Tract 2, but these two tracts go together so nicely that we decided to sell them together.
Although we think the cabin is pretty neat, it appears to be in TERRIBLE condition. When pricing the property, we assigned almost no value to the cabin and we priced the property accordingly.
If these tracts were listed for sale separately on our website, Tract 1 (5 acres w/ County Road frontage on two sides, power line on-site, phone line on-site, mature timber and small creek) would be $49,500 and Tract 2 (10 acres w/ County Road frontage, cabin, power line on-site including meter base, phone line on-site, drilled well, several excellent building sites with long private driveway, small creek) would be $139,500. So, the normal “combined sales price” would be $189,000.
But, since we have decided to sell these two tracts together, we are temporarily offering an 11% DISCOUNT off of that price, which brings the total sales price for BOTH tracts down to $168,210 (we got the 11% discount idea from Menard’s…one of our all-time favorite stores).
With your minimum down payment of $5,000 you will automatically get our lowest annual interest rate of 5 3/4% and your monthly payment will be $1,385.32.
This payment is based on about a 15 year amortization schedule. Property taxes will be about $360 a year and this is already included in the monthly payment amount. There are NO prepayment penalties and NO hidden fees.
ALSO, if you pay off your property (your loan to us) at any time within the next 5 years you will get an ADDITIONAL DISCOUNT in the amount of 10% of the purchase price of the property! On this property that would save you $16,825 for an early payoff!
The tracts at The Mule Shoe Project are sold through our partner company which is Outcast Land Inc. – The sales process is the same as you see on the InstantAcres website, but the paperwork will show Outcast Land Inc. as the “seller”.
Please do keep in mind that this property can not be used as a permanent residence until the loan to Outcast Land Inc. has been paid in full. The cabin may be useful for vacations, for storage or possibly for a weekend “hunting shack” (after a LOT of work has been done to it), but the cabin (or any other part of the property) can not be used as a permanent residence until the owner-financed loan has been paid in full.
Although it goes without saying we will say it anyway…the old cabin and property (and any part of either) are sold “As-Is” with no warranties of any kind expressed or implied. You can expect it to be in terrible shape, both inside and out. It is NOT livable and it would take an enormous amount of work to make it livable. We have no knowledge of the condition or history of any part of this cabin. We do, however, guaranty free and clear title once the property has been paid for in full.
If this property is still available you may purchase it instantly through the “Buy Now” link on this page or you can call us in the office at (417) 767-2223 and we can answer any questions you may have or we can take your payment over the phone. Please feel free to contact us by email at [email protected] as well.
Please select your desired down payment amount in the box below (the corresponding interest rate is automatically selected). Then click "Buy Now" and you will be taken to our secure online server where you may make payment with a Visa, Mastercard or Discover Card.
Please select your desired down payment amount in the box below (the corresponding interest rate is automatically selected). Then click "Buy Now" and you will be taken to our secure online server where you may make payment with a Visa, Mastercard or Discover Card.
