3103 FM 198 E., Cooper, TX 75432 - Delta County

Pilgrim Farms combines fertile soils, first-class facilities, lavish amenities, and all positioned in a picturesque setting making this one of the premier properties in the country. From the moment you turn off Farm to Market 198 into the farm, you can tell right away no detail was left unattended building this property. The facilities are first-class and positioned perfectly for ease of use. This farm offers several sources of income-producing opportunities ranging from farming the approximately 2,800 tillable acres, to grazing livestock on the 400 +/- acres of pasture, to putting the amazing facilities to work for you. The main drive leads you past the headquarters and up to the owner's home that is positioned on a large bluff overlooking the Sulphur River. From the back porch you can see much of the north side of the farm, the view is truly amazing. You can picture yourself sitting at the firepit in the evening after a long day in the field and taking in some of the best scenery Northeast Texas has to offer. This farm is positioned squarely in the growth path of DFW and the surrounding suburbs increasing the investment potential of this property. Location: The property is located near Lake Creek, TX about 15 miles south of Paris, TX in Delta and Lamar counties. Sulphur Springs, TX is about 20 miles south of the property, and the farm is approximately 80 miles NE of the DFW Metroplex. The headquarters of the farm are located off FM 198 approximately 3 miles east of St Hwy 19. Owners Home: Perched along the bluff overlooking the farm is the main house. This home was perfectly designed for the farm and its location. The home has a large wrap-around porch that is perfect for relaxing and taking in the views. The grounds are beautifully landscaped and the sound of the wind chimes sounding with the breeze makes for the perfect setting. As you move inside there are 4 bedrooms, 4 full baths, and 2 half baths. Beautiful hardwood floors, custom woodwork throughout, huge kitchen with high-end appliances, dual pantries, safe room, an office, and plenty of room for entertaining guests. The home has been constructed with 2x6 walls throughout, spray foam insulation, and a standing seam metal roof. This home is very energy efficient and extremely well built. Through the breeze way is an additional mother-in-law suit with a large game room for entertaining. Guest Home: This home is approximately 1,690 sqft 3 bedroom 2 bath frame house. The house is pier and beam with a metal roof. This house is located near the headquarters making it perfectly located for guests or could be used for staff. Foreman Home: This 2 bedroom 1 bath brick home is located on the east side of the farm off of FM 198. This home is approximately 1,200 sqft. Other Structures: The commercial grain storage bins have a 480,000 BU capacity and were designed to load or unload a truck in 7 minutes or less. These bins can be used for grain storage for the farm or leased out to other local growers for added income. The onsite fertilizer mixer and storage facility is certainly capable of keeping your farming operation in full swing. This building is 7,200 sqft and built with several bays for housing fertilizer. The other structures located at the headquarters include an 8,400 sqft shop building designed to bring large equipment inside where you can easily work on things. This building also has an apartment inside that is perfect for a shop foreman to stay or could be used for guest as well. There is a 12,600 sqft equipment building for storing equipment out of the elements. The 3,600 sqft cattle/horse barn is located just west of the guest house and has a catch pen surrounding it. There are two other buildings being 5,400 sqft and 6,000 sqft respectively, that are used as storage barns for housing equipment. Wildlife: The farm offers great opportunities for the outdoors enthusiasts. The whitetail thrive along the river bottoms. There are several scattered stock ponds that offer some great fishing. There is also the opportunity to enhance the property by adding some duck impoundments. This property could be managed to be a phenomenal duck habitat. Water: There are several small stock ponds scattered across the farm. The Sulphur River forms the northern border of the farm. There is approximately 1.75 miles of riverfrontage. Also notable, the terrain on the southern portion of the farm lends to the possibility of building 2 large reservoirs. These could be used for irrigation purposes. Easements: There is a natural gas and an oil pipeline that cross the southern portion of the property. There are no other known easements that affect the property. Utilities: Electric is provided by Lamar Electric Cooperative and water is provided by Delta County Water.

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