Here's a rare opportunity to own 122+-acres with a strong mix of income-producing farmland and natural features offered below appraised value. Approximately 75+ acres are tillable, providing reliable ag income and production potential. Mill Creek runs through the property, adding character, year-round water, and excellent wildlife habitat. Access to a portion of the farm does require crossing the creek, but this unique layout creates added seclusion and privacy for farming or recreation. Whether seeking a solid investment, expanding your row crop operation, or looking for a property that combines tillable acres, hunting opportunities, and long-term growth, this farm delivers. The timber is made up of a nice mixture of hardwood and softwood; the creek bottom is loaded with walnut trees from one end to the other. Wildlife is plentiful in this area as well. When I walked the farm, I saw turkey bust bowls and plenty of sign from both deer and turkey. The creek offers a great travel corridor for rutting bucks, plus the timber is ideal for turkeys in the spring. Don't let the creek crossing scare you away from this property. It's not that hard to cross. The farmer does it with large equipment.