Louisiana Outdoor Properties

About the Property

25.852± acres that already pays its own way.

This is a rare combination in Attala County: a private, turn-key country tract that arrives with an operating income stream attached. Behind an electronic gated entry, the 25.852± acres open onto a stocked bass pond, a horse barn and a separate cooler building, and two well-appointed barndominiums that have been earning as overnight rentals.

The setting does the selling. A quarter mile from the Natchez Trace Parkway, the property draws the steady stream of travelers, cyclists, motorcyclists and weekenders who move along one of the most scenic drives in the South — which is precisely why the barndominiums have built a history of overnight stays. Buyers looking for a working recreational retreat, a horse property, a hunting and fishing base, or a short-term rental business with land under it will all find something here.

The Buildings

Four structures, each on its own electric meter.

Main Building — built 2010

70′ x 125′ on an 8″ concrete slab, fully insulated, with 8,750 sq ft under roof. That breaks down to roughly 2,800 sq ft of heated and cooled living space with 3 bedrooms and 2.5 baths, a 3,400 sq ft insulated and enclosed shop, and 3,500 sq ft open under roof. Five 14′ x 14′ roll-up doors, LP gas connections in the shop for grills or heaters, LED lighting inside and out, and 240V power already run. Washer and dryer hookups upstairs and down. The only gas appliances are the tankless water heater and the gas stove; everything else is electric. High-speed internet in the shop at 100+ Mbps, and a Ring camera system outside. It was originally built for working on heavy equipment, which is why the shop is the size it is.

Cottage — built 1985, living quarters renovated 2022

60′ x 40′, 2,400 sq ft total, with about 645 sq ft of living space — 1 bedroom, 1 bath — renovated by J&K Custom Builders in 2022. Concrete slab, fully insulated, three roll-up shop doors, 240V power in the shop, and Starlink internet at 200+ Mbps. All electric, no LP. Twenty-gallon water heater.

Mule Barn — built 2012

50′ x 100′, 5,000 sq ft. Five horse stalls, a covered riding pen, three dog kennels with concrete floors, a wash bay for horses and mules, and a well-lit tack room with a sink. A sand-lined riding ring sits beside it, and there are water hydrants placed around the building.

Cooler — built 2002

30′ x 40′, 1,200 sq ft on a concrete slab. Heavily insulated — it was built by a timber company to hold tree seedlings at low temperature, and it still runs roughly 20 degrees off the outside temperature in either direction. Useful for anyone who needs cold storage, a game cooler, or a climate-buffered workspace.

Building details are from the seller's information sheet and county records. Square footages and dimensions are approximate; buyers should verify during due diligence.

Income Stream

Two barndominiums with a track record, not a projection.

Both barndominiums have operated as Airbnb short-term rentals and carry a documented history of overnight stays. Their location a quarter mile off the Natchez Trace Parkway puts them directly in the path of parkway travelers, and their proximity to Kosciusko-Attala County Airport adds a fly-in guest base most rural rentals cannot reach.

The profit and loss statement for the income stream is available upon request. Serious bidders should request it during due diligence, along with mapping and bidding terms, by contacting Bonnette Auctions at (318) 443-6614.

Location & Access

On the Natchez Trace, minutes from a paved runway.

Natchez Trace Parkway — within 1/4 mile

The Natchez Trace Parkway is a 444-mile National Park Service scenic roadway running from Natchez, Mississippi to Nashville, Tennessee. Commercial traffic is prohibited, which keeps the drive quiet and the scenery intact — and keeps a reliable flow of tourism traffic moving past this part of Attala County year-round. The Kosciusko Information Center sits near milepost 160.

Kosciusko-Attala County Airport (KOSX) — within 2 miles

A public-use airport two miles from the gate: 5,009′ × 75′ asphalt runway (14/32) at 494′ MSL, with 100LL and Jet A fuel (100LL self-serve 24 hours), hangars, tiedowns and a courtesy car. CTAF 122.9. Fly in, drive through the gate, and you're home — an amenity that also sets the rental listings apart.

Kosciusko, Mississippi is roughly 12 miles southwest.

Auction Details & Terms

Online only — Auction #29555.

Contact

For mapping, bidding terms, the income P&L, or to schedule an inspection:
Bonnette Auction Company — (318) 443-6614  •  info@bonnetteauctions.com
Barbara Bonnette · MS#792 · LA#818