Welcome to Flatout Farms. This 82+/- acre tract holds all the potential for your dog training facility, horse farm, dove shoot field, or quail/pheasant/duck hunting compound. Complete with five horse stalls, the barn also includes a two bed, two bath, living room and kitchen barndominium, and an upstairs loft that's ready to be finished, and a tack area. Step out of the barn to an outdoor whelping shed and a poured concrete pad ready to be finished for up to 16 dog kennels. Just down from the barn and whelping shed sit three custom ponds designed for technical dog retrieval training. 21+/- acres of row crop (corn) lie to the west, and the 24+/- acre fields to the east are covered by a Bahia and Bermuda grass hay field. Remaining acreage is mixed hardwood and pine species to include large white oak and southern red oaks. A small unnamed stream traverses a portion of the southern boundary below the ponds. With approximately 1,000 foot of frontage on James Rd/Blue Run Rd and access to Derrick Irby Road via deeded land (flagpole drive which will need clearing), you have multiple entry and exit points. Tax Value is estimated. Barn, apartment, and structures are being sold As-Is. Do not enter property without permission from listing agent, property shown by appointment only, Showing Time is preferred. Lockbox (not Supra) on Barndominium. Licensed Georgia agent must be present when buyer is on property. Buyer's agent must be present for all showings in order to receive full commission. If Buyer's agent is not present for showing or if List Broker shows property, buyer's agent commission will be reduced to 1% of sales commission.