Located in the heart of the Mississippi Delta, this 160± acre tract offers an outstanding combination of productive farmland, quality waterfowl and deer hunting, and turnkey improvements. Situated just outside the community of Philipp with paved Highway 8 frontage, this property is ideal for landowners seeking both income and recreation. The property includes 110.28± acres of tillable ground, with 86.5± acres under irrigation via a 65 HP 3-phase electric well. Approximately 37± acres can be flooded for ducks, offering a strong draw during the winter migration. Additionally, 40± acres are enrolled in CRP hardwoods (16 years old), providing both habitat and annual income. The tract borders the Tallahatchie National Wildlife Refuge, significantly enhancing its value as a hunting property. Improvements:      3 bed / 1.5 bath brick ranch-style home – perfect for a hunting lodge or weekend getaway      40' x 50' equipment shed and shipping container for secure gear and machinery storage This is a rare opportunity to own versatile Delta ground with strong recreational upside, farming income, and infrastructure in place. Shown by appointment only.  

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