Emory Market Gardens–Specialty Mushrooms & Produce

PROPERTY & BUSINESS HIGHLIGHTS This is a rare, turnkey opportunity to acquire a fully operational specialty agricultural business and homestead compound on 7.695 surveyed acres in Emory, Rains County, Texas — just 70 miles east of the Dallas-Fort Worth Metroplex. Emory Market Gardens represents one of East Texas's most thoughtfully developed farm and homestead properties, with all the hard work already done and an early-stage business primed for growth. Whether you are an owner-operator seeking a self-sufficient lifestyle property, an agri-business investor looking for a scalable specialty crop platform, or a DFW-area buyer in search of an income-producing rural retreat, Emory Market Gardens offers a fully built-out homestead and market garden operation with established infrastructure, a recognized brand, and multiple revenue streams ready to scale. At A Glance 7.695 surveyed acres in Rains County, Texas — outside Emory City Limits & ETJ Dual road frontage: FM 515 and CR 3332 Two residential homes totaling 2,789 SF of living space Fully built-out agricultural infrastructure exceeding 10,000 SF of covered growing and processing space Premium gourmet mushroom cultivation, market garden produce, Harvest Box subscriptions, grow kits & workshops, seedling sales, Nursey License thru Texas Department of Agricultural Harvest Box subscriptions and vendor relationships at four farmers markets across East Texas and the DFW Metroplex Agricultural tax valuation in place | No floodplain per FEMA | No known deed restrictions Hemp cultivation eligible under Texas TDA program | USDA financing available for qualified buyers Financials available under NDA | Survey, brochure, and video available THE BUSINESS OPERATION Emory Market Gardens is an established market garden enterprise and homestead-based agri-business specializing in premium gourmet mushroom cultivation, seasonal produce, and agri-educational programming. The operation is structured around diversified, recurring revenue channels and has built meaningful market presence across East Texas and the DFW Metroplex. Revenue Streams & Market Presence Gourmet Mushroom Cultivation: Premium specialty mushrooms grown in a dedicated, climate-controlled 2,400 SF mushroom cultivation facility ("Spore Store"). Varieties grown for direct-to-consumer, farmers market, and wholesale channels. Harvest Box Subscriptions: Harvest Box subscriptions delivering curated seasonal produce and specialty mushroom harvests to subscribers on a recurring basis — providing predictable cash flow and a loyal customer base. Farmers Market Presence: Active vendor relationships at four farmers markets spanning East Texas and the DFW Metroplex, offering direct-to-consumer sales of produce, mushrooms, and value-added products. E-Commerce: Online sales channel for mushroom grow kits, growing supplies, and specialty products extending the brand's reach beyond regional markets. Mushroom Grow Kits & Growing Supplies: Branded grow kit product line sold online and at market, creating a retail component with strong repeat-purchase potential. Agri-Educational Workshops: Hands-on programming covering mushroom cultivation, market gardening, and homestead skills. Workshop revenue adds a non-perishable income stream and builds community brand equity. Seasonal Produce & Row Crops: Approximately 3 acres in active row crop production through the market garden, supplying the Harvest Box program, farmers market booths, and direct wholesale accounts. Seedlings sales to retail local nurseries Growth Opportunity The business is early-stage, meaning the infrastructure is in place and operating, but the operation has not yet been scaled to its full capacity. This represents the ideal entry point for a motivated owner-operator or investor: the groundwork, capital expenditures, and brand-building have been completed, and the next owner steps in at the inflection point between establishment and growth. Harvest Box subscriber Scale mushroom cultivation output within existing 2,400 SF cultivation building Add wholesale accounts supplying DFW-area restaurants, grocery, and specialty food retailers Grow workshop calendar and agri-educational programming Explore hemp cultivation under existing Texas TDA program eligibility Leverage dual road frontage and high-visibility FM 515 location for agri-tourism or farm stand retail RESIDENTIAL IMPROVEMENTS The property provides two fully improved residential homes, offering comfortable accommodations for owner-operators, multi-generational living arrangements, or the option to house on-site farm employees or managers. Together, the residences total approximately 2,789 SF of finished living space. Main Residence — 4020 FM 515 2-story construction | 3 bedrooms / 2 bathrooms | 1,688 SF | Built 2018 | Spray foam throughout central HVAC 2-car detached garage w/spray foam and electric Two living rooms — ideal for separate living, working, or entertaining spaces | Laundry room | Full kitchen Covered front porch — outdoor living overlooking the FM 515 frontage 2nd floor balcony overlooking the gardens and agricultural grounds Modern construction with contemporary finishes throughout Positioned on the FM 515 side of the property for primary owner-operator or manager use Second Residence — 209 CR 3332 Ranch/brick construction | 2 bedrooms / 1 bathroom | 1,101 SF | Built 2021 Spray foam insulation throughout — superior energy efficiency Central HVAC system | Living room | Laundry room | Full kitchen 30x30 insulated shop (12x30 overhang)/garage with mini-split heat pump (3) 220-amp outlets, Liberty Safe, garage door with opener — ideal for farm equipment storage, heavy equipment operations, or conversion to additional commercial space Positioned on the CR 3332 side of the property — suitable for multi-generational living, farm manager housing, or Airbnb/agri-tourism rental Automatic front gate entrance off CR 3332 Wrap Around Covered front porch AGRICULTURAL INFRASTRUCTURE The farm and homestead compound at Emory Market Gardens LLC features a comprehensively built-out agricultural infrastructure designed specifically for specialty crop production, gourmet mushroom cultivation, and year-round market garden operations. All major capital improvements are in place, representing a significant investment that transfers to the buyer. Spore Store / Mushroom Cultivation Building 2,400 SF dedicated mushroom cultivation facility | Built 2018 Purpose-built for premium gourmet mushroom cultivation with controlled growing environment Houses the primary mushroom production operation — the core revenue driver of the business Designed to support year-round indoor cultivation, independent of outdoor growing seasons Includes a dedicated Laboratory for mushroom inoculation and culture work, retail Spore Store for grow kit sales and supplies, and direct customer walk-in Agricultural Produce Building 3,800 SF under-cover agricultural building | Built 2025 Designed for post-harvest handling, produce processing, and Harvest Box packing operations Provides extended covered overhang — ideal for sheltering business equipment and vehicles 2 Produce Walk-In Cooler Rooms with dedicated Split A/C — temperature-controlled cold storage for harvested produce Loft for additional storage Greens Bubbler and spinner for high-volume produce washing and processing Separate Indoor Grow Room with LED lighting — dedicated space for specialty or year-round indoor crop production, seedling starting and propagation Covered Growing Structures 3 Covered Greenhouses — state-of-the-art controlled growing environment for year-round production 3 Caterpillar Tunnels — low-cost, flexible covered growing structures ideal for season extension, seedling propagation, and specialty crop production Combined tunnel and greenhouse system provides substantial protected growing area, enabling multi-season and multi-crop production schedules Structures support diversification into high-value specialty crops beyond mushrooms, including microgreens, herbs, tomatoes, and peppers Row Crop Production — Market Garden Approximately 3 acres in active irrigated row crop production Fully integrated into farmers market supply chain 160 (qty) 30” Growing Beds Automated Overhead and Drip Irrigation Trellis Systems and Row Covers Utilities & Support Infrastructure 3 water meters serving the property 4 electric meters — residential and agricultural loads separated Propane: 2 underground propane tanks at each residence + 1 above-ground propane tank at the Spore Store — all owned, no lease obligations Septic: 2 septic tanks — one dedicated system serving each residence Full perimeter fencing — hog wire / no-climb construction WiFi-controlled smart irrigation system — fully automated growing operation THE LAND The property consists of 7.695 surveyed acres in Rains County, Texas, situated in the heart of East Texas's agricultural belt. The land has been thoughtfully configured and improved to support both the residential homestead and the full commercial agricultural operation. Land & Site Specifications Total Acreage: 7.695 surveyed acres (survey completed by By-Line Surveying LLC) Road Frontage: Dual road frontage — FM 515 (primary highway frontage) and CR 3332 (secondary road access) — providing two independent entry points and high property visibility Fencing: Full perimeter-fenced with hog wire / no-climb fencing — livestock-ready Flood Zone: No floodplain per FEMA — no flood insurance requirement Deed Restrictions: No known deed restrictions Location: Outside Emory city limits and ETJ — reduced regulatory burden Agricultural Tax Valuation: Agricultural tax valuation in place, significantly reducing annual property tax obligation Hemp Cultivation: Property is eligible for hemp cultivation under the Texas Department of Agriculture (TDA) program USDA Financing: USDA financing programs may be available for qualified agricultural buyers LOCATION & MARKET POSIT