This is a well managed and greatly improved grass hay farm. The owner has reseeded and fertilized as required creating a nice blend of Orchard, Timothyand Brome grasses which test at 10 to 11 percent protein. The irrigation is all flood with gated pipes, ponds, ditches and other structures in very good condition. 120 acres of the 141 acre farm is irrigated with 49 shares of the Pine River Canal and 49 shares of the Pine River Irrigation District ditch. Hay production has increased each year except for one year.The property has a nice set of corrals, a bunk house and a hay/equipment barn. It is fully fenced and cross fenced and rents out each winter for horse pasture. There are mountain views of both the La Plata and San Juan Mountains. Some of the hay equipment and a 4wd John Deere tractor are negotiatable. If you are looking for a really nicely maintained, productive and ready to operate hay farm, you need look no further. Deer and Elk frequently come to graze which adds another source of income if you wish to lease the hunting rights. Some equipment is negotiatable but not included in the price. The owner will carry some of the purchase price with approved credit and an acceptable down payment.