210.44± Acres | 165± Acres Cultivation | Doctor’s Creek | Delta County, TX

Located less than 6 miles from Cooper, Texas, this 210.44± acre Delta County farm offers an exceptional combination of productive farmland, established agricultural income, paved access, utilities, creek frontage, and outstanding wildlife habitat. With approximately 165 acres in cultivation, the property is well suited for the agricultural producer, land investor, recreational buyer, or anyone looking for a quality farm within easy reach of Cooper and the Dallas-Fort Worth Metroplex. PRODUCTIVE DELTA COUNTY FARMLAND Approximately 165 acres are currently in cultivation, representing nearly 80% of the total acreage. The farm has a solid history of strong yields and has successfully produced corn, soybeans, and cotton. A well-established agricultural tenant is currently in place, making this an especially attractive opportunity for an investor seeking productive Northeast Texas farmland with an existing tenant relationship and agricultural use already established. The combination of productive soils, a history of successful row-crop production, and a large percentage of tillable acreage makes this property an excellent candidate for continued agricultural use and long-term land ownership. FM 1530 FRONTAGE – LESS THAN 6 MILES FROM COOPER The property enjoys convenient blacktop access along FM 1530, providing an easy paved route into Cooper, Texas, less than 6 miles away. The paved Farm-to-Market road frontage provides excellent year-round accessibility for farm equipment, trucks, recreational use, and potential future improvements. Utilities are available along FM 1530, further increasing the property's versatility and providing opportunities for a future homesite, farm headquarters, shop, barn, or other improvements. 3,500± FEET OF DOCTOR’S CREEK One of the defining features of the property is approximately 3,500 feet of Doctor’s Creek frontage, with the creek forming the western boundary. The Doctor’s Creek corridor provides a beautiful natural boundary while creating a tremendous transition between productive farmland and native wildlife habitat. The creek bottom, timber, brush, and field edges provide phenomenal wildlife cover and make the property much more than simply a productive row-crop farm. 1 EXCELLENT HUNTING & RECREATIONAL POTENTIAL The property supports abundant native wildlife, including whitetail deer, feral hogs, and other Northeast Texas game species. With approximately 165 acres of cultivated fields bordered by substantial natural cover along Doctor’s Creek, the farm offers an excellent combination of food, water, bedding cover, and travel corridors for wildlife. The creek bottom and surrounding habitat create outstanding hunting and recreational potential while preserving the majority of the property for agricultural production. This combination allows an owner to enjoy the recreational benefits of a hunting property without sacrificing the productivity and income potential of a quality Delta County farm. PROPERTY HIGHLIGHTS • 210.44± total acres • Approximately 165 acres in cultivation • Proven history of strong agricultural yields • Historically planted in corn, soybeans, and cotton • Well-established farm tenant currently in place • Approximately 3,500 feet of Doctor’s Creek frontage • Doctor’s Creek forms the western property boundary • Exceptional creek-bottom and wildlife habitat • Abundant whitetail deer and feral hogs • Blacktop frontage on FM 1530 • Less than 6 miles from Cooper, Texas • Convenient paved access to town • Utilities available along FM 1530 • Excellent potential for future homesite or agricultural improvements • Strong combination of farmland, investment, hunting, and recreation • Located in Delta County, Northeast Texas