Beautiful, Cabin, Privacy / Hunting

Land Description

Size: 15 acres (With option to make this 25 acres, please inquire if interested in this option.)

Owner finance. No credit check.

Price: Down Payment: be advised this particular price is only available for a Very Limited Time. I'm just curious to see if the property would sell and how much interest there would be in the property. Property is also first come first serve. I recently changed this property from 25 acres to 15 acres, but the 25 acre option is still an option.)

This is a great option for someone who has the resources and finances to be able to “flip” the land by fixing up the very old cabin on site or building another smaller cabin nearby where then someone could get a loan from the bank to purchase the property from you, etc, see notes, or of course you keep this as your residence. This is my dream property as will be described in notes below, and do not want to give it up, but if someone offered me a profit from what I purchased it for and “throws money at me” per the minimum payment as described, then I could not turn down this offer. But if I do not sell this property, I'm perfectly happy to call this my home. Only selling via the stipulations as outlined in this description, 100% non-negotiable, and if it doesn't sell, I'm not worried about it at all. I will call this my home. This is the only thing that is minimum worth it to me. However, if at any time if it does not sell and someone later decides to throw money at me and I could sell the property at a profit, I could turn that down. Thank you for your interest.

Property includes electric connected to the cabin, very nice working drilled well, septic and sewer, 4 RV hookups, (which you can connect to septic and sewer), a very large old quite frankly in very bad shape cabin that can be used for either storage or if you put a lot of money into it, make it livable. The electric does work to the cabin, and I currently stay in 1 room of the cabin when I am working on it and my RV, etc. I actually also use some of the other rooms for storage also and cooking (using the electric.)

See notes below, but this property could be great for someone who knows how to flip properties. You put even a nice small cabin (or two) on the property (and can split the property up into 2 properties, one that is 15 acres with the cabin, and 10 acres) and/or fix up the already existing cabin and the price of this land will go way up. But please keep in mind, the cabin is in Very BAD Shape. No one is hiding this fact. It would take A Lot of money to get it looking nice, but if someone had the money, such as people who flip houses for a living, it could be done…

Please know that my reason for this down payment is because I personally absolutely love this property. It is a dream property of mine. I am perfectly happy living here and making this my home, but if someone out there wanted to purchase it at a profit then I could not refuse and will sell it. But if the property does not sell, I'm very happy just keeping what I consider to be my dream property and living there permanently myself. I love the private and secluded 25 acres. I love that I am only 1.7 miles from a swimmable spot on the river, and exceptionally fun to explore this river. I love that I am lined up almost against 2800 acres of a “park” called the Mule Shoe Conservation Area (walking and running distance to this park/conservation area) to go for fun walks with the dog and to explore and jog and exercise and swim. It far beats the city where you might fight over a stretch of nasty grass in a city park for walking dog and having to dodge traffic and irate neighbors or city ordinances that hate dogs. Love my trees and am currently making tons of fun trails through my property. I am 20 minutes from several different access points on several lakes in different directions or at most 25 minutes to several other spots and tourist destinations on lakes, and of course 45 minutes to a million different access points to several lakes in several different directions. Missouri is famous for their lakes, including the famous Lake of the Ozarks but even more thrilled I am driving distance (20 minutes) to several other much more quieter family friendly and for me preferred lakes. I love that it is very quiet all around me, I love the porch on this old cabin, it is super peaceful and private and secluded. I can walk around on my property naked and no one would be the wiser except for the birds. The porch is perfect for morning (or anytime of course) relaxation. Lots of fun projects and things to work on here and lots of potential. Someday I hope to build a large pond on the property for my dog. I have come to really be a big fan of very nice clean usable ponds. Anyway, I love it, all that being said, if you want the property, great, if you don't, great. I get to keep it...Because of this please be advised my dream property is 100% Non-Negotiable. The minimum payments are stated above and are non-negotiable. I would only want to sell this property if someone offered me this, and then I just reluctantly could not refuse despite wanting to keep the property, I could not refuse this offer. I'm just throwing this out there to see what happens. Again, this property would be great if someone had some cash and could “flip” the property. You put even a nice small cabin (or two or more) on this property and suddenly the price goes way up and/or fixing up the cabin on the property to get it into a position where someone could get a loan from the bank and buy it from you. It has great potential for someone who has cash and knows how to flip properties.

PLEASE Also BE Advised you would need an appointment to view the property. Not going to detail all of the security, but needless to say there are motion sensor cameras to detect people and movement on several different systems throughout the property and definitely in and around the inside and outside for the cabin. There are also deer hunting cameras on separate systems for backup and you will either get an appointment with me or my friend who lives on the property when I'm away for security or a neighbor that also watches the property when one of us is away and monitors the cameras and security systems. Cannot name it all, but there are also a couple of booby traps and electric shock fencing inside and outside of the cabin and certain areas around the premise when not occupied so you of course will need an appointment to make sure it's safe to enter the premise. Guests are Always Welcome and when we are there, there is nothing to worry about. Thank you for understanding. There are several security features not mentioned that you would need an appointment before viewing and to avoid security cameras going off and automatic police activation to be called and to avoid being severely hurt from the booby traps and other security devices and loss/theft prevention security devices and protocols in place.

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.

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.

“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).

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 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. There is a good swimming hole about 1.7 miles from cabin on the river I have noticed. It's fun to explore the river.

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 with option to purchase Tract 3 which is 10 acres). The cabin itself is on Tract 2, but these two tracts go together so nicely they are sold together as one unit.

Although we think the cabin is pretty neat, it is in Terrible condition. When pricing the property, we assigned no value to the cabin and we priced the property accordingly. I have discovered however the well does work and the electricity to the cabin is working. Currently I'm staying in one room of the cabin when I'm there to fix it up and I use my personal RV, etc. The price also includes 2 RV hookups and the septic is working, but I am still working to finish that off to complete it. If you purchase this property after I get it in good working condition, then that is also included in the price. I will be getting it operational very soon. It's a simple project I have learned.

The minimum down payment for this property for a limited time is With this minimum payment you will get an annual interest rate of 5 3/4% and your monthly payment will be payment is based on about a 15 year amortization schedule. Property taxes will be about 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) at any time within the next 5 years you will get a 5% Discount off the remaining balance of the property.

Also, please be advised that I am personally in NO WAY affiliated with Outcast Land or. I purchased this property from through their business partner Outcast Land and am just seeing if there is any interest to purchase the property at a profit. I personally as mentioned love the property, and will keep it, but if I can sell it for a profit I could not refuse. But if I cannot sell it for a profit I am very happy keeping this property for myself. For this reason again, the price is 100% non-negotiable. You either want it or you don't, and it will be an easy no-hassle transaction. If someone wants it that's great, if not, I am perfectly very happy keeping it. Thank you.

For convenience I use the link through so you can see all the details of the property including property covenants, and so you are very aware this is an property that I am simply trying to resell. Again, although I use the link for convenience and so you know what the property is all about, I am however IN NO WAY affiliated with nor do I represent. The link on may say the property is sold, but please be advised, so long as the property is still listed here on Landflip, it is Still For Sale...It was sold to ME, and that is why it says that, and I am now trying to resell the property.

I am also adding a provision in the contract to make this for all practical purposes a “rent-to-own” property so if you decide you do want to walk away from the property you are welcome to do so. I do this solely and only because I don't really like the “loan process” although I do loans myself, I feel like it is something to avoid when possible. There is also a very generous provision I put in there that if you have invested a lot of money into this but decide you want to walk away or run into financial difficulties, you do not lose the equity you put in the land. You can retain all the equity you have in the house minus and in addition any cleanup, advertising to resell the property, or any other extra fees that may be associated with the resell or cleanup of the property. In other words, if for some reason I incur unforeseen cost in the resell of the property whether caused from your leaving or resell of property etc, that will also be deducted from the equity. But for example, if you build a driveway and put in a nice cabin, or fix up the current cabin, but then for whatever reason you need to back out of the deal, you can keep the equity you have built into the property or your cabin, etc, minus the above fees listed. I'm doing that because all I care about is getting the money out of it I've put into it. It is a great investment that goes up in value.

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.

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. I can tell you, I personally rarely see the creaked with water in it. There is a section that generally has water at some lower points, but a creaked runs through the entire property and at least in a couple of directions on the lower elevation section of the property, but rarely do I see water go through the entire thing. My personal dream is to somehow get water flowing through there all the time and setup multiple ponds on the 25 acre tract.

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. From personal experience I can tell you that you do not necessarily need four wheel drive. Lots of people travel on these county roads, (although what I like about it of course is that it is a very quiet road, not many people travel this road. It's an event when a car goes by. It's like, who is that as opposed to the city where a million cars go by and you don't even think about it. Often you recognize the people passing by, it's awesome. Also, the driveway is good enough you don't need four wheel drive. All that being said, I agree with that is is Always recommended on these county roads and driveways to have 4 wheel drive and helps to be elevated off the ground to avoid obstacles, but this would be true of any country road. But these roads are very well maintained by the county.

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 shows the “lay of the land”. On the map 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 shows these private tracts at “The Mule Shoe Project”. As you can see on the map, 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 25 acre property is Tract 1, Tract 2, And Tract 3 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.

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).

We took the photo above about 1/2 a mile from the property (of the sign indicating the Conservation area almost adjacent to 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). I have personally found several nice little swimming holes. Again, the river is 1.7 miles driving distance or ATV off road vehicle. So much fun. Again, a dream property for me...My dog loves it too.

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 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 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 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 shows the drilled well and other equipment which is located adjacent to the kitchen area in the cabin.

The photo 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 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.

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.

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.

Please also be advised the property link might say "property sold", but the property has NOT been sold. It was sold to me and I am reselling the property. So long as the property is still listed on Landflip and other ad platforms, the property is still for sale. Please inquire if you are unsure. Thank you.