00 County Road 542 Whaley, MS 38930

This property consists of ±279 acres located in Carroll County, Mississippi. It is currently leased to a tenant farmer under contract through December 31, 2027, providing the buyer with secure, immediate income. In addition to the farm lease, a cell tower located on the property generates annual rental income, creating a diversified income stream for the landowner.
The farm includes 246.53 acres of cropland with base acres assigned to seed cotton, soybeans, wheat, corn, and a small unassigned generic category. These bases make the farm eligible for commodity support programs, and the strong PLC yields demonstrate the long-term productivity of the land. Over 90% of the cropland is made up of Forestdale silt loam, Falaya silt, and Dundee silt loam soils, which are well regarded for row crop production in the Delta.
Most of the cropland has been precision-formed and is furrow irrigated by three wells, with underground piping and risers in place. This infrastructure allows efficient water distribution across the fields, supporting consistent yields and strengthening the farm’s value as a reliable producer.
Beyond its agricultural productivity, the property offers excellent hunting and recreational opportunities. The tract has frontage on both the Yalobusha River and Potacocowa Creek, and it also includes a cypress brake. It lies adjacent to Sharkey Bayou, a region well known for waterfowl hunting. Several fields are equipped with flood control structures that allow for water management to attract ducks. The wooded areas and waterways provide natural corridors for deer and other game, making this property appealing to outdoorsmen as well as investors.
Key Facts
• Total Acreage: ±279 acres
• Cropland: 246.53 acres with multiple base crops
• Base Acres: 119.44 (Seed Cotton), 53.52 (Soybeans), 20.16 (Wheat), 17.44 (Corn), 29.86 (Unassigned)
• Lease: Farm lease through December 31, 2027 (income to buyer)
• Cell Tower: Provides annual rent (approx. $7,200)
• Irrigation: Three wells with underground piping and risers
• Soils: Predominantly Forestdale, Falaya, and Dundee silt loams
• Recreational Features: River, creek, cypress brake, floodable fields, and abundant game habitat