2553 S ROBY FARM RD

Tucked away on 5 peaceful acres with views of the Missouri River, this one-of-a-kind Rocheport property is equal parts rustic retreat, forgotten orchard and country hideaway with a story. Cruise through the tree tunnel along Roby Farm Road and discover a private 1,400 SF handyman's special surrounded by wildlife and more than 50 producing pear, apple and apricot trees just waiting for a little pruning and affection. The large one-bedroom, one-bath home with basement features a wood-burning fireplace, secondary wood furnace, plus a new furnace and well/pump in 2023. The long, narrow acreage may be a little quirky, but the privacy is fantastic. No HOA, county living, room to grow and plenty of potential. It's rough around the edges, unfinished in places, and absolutely not boring. Let's Start With the Reasons NOT to Buy It " The land is weird. There, we said it. Five acres that are unusually long and narrow. It's also wonderfully private, wooded and peaceful, with Missouri River views that could become much better with some thoughtful tree trimming. Mother Nature has been winning the landscaping battle lately. " The metal roof needs attention. The screws and washers haven't received the maintenance they deserve, and there are leaks. Current estimate is roughly $2,800-$3,000 to repair, or take the opportunity to replace it. " The septic system is old-school. There is a permitted 1,000-gallon septic tank that was acceptable when installed but does not meet current code standards. It is grandfathered in but for any expansion, because of the narrow lot and setback requirements, options to replace the system with a lagoon may be limited and should be investigated by the buyer. " Central HVAC is only halfway invited to the party. There's a newer high-efficiency Lennox furnace, but no ductwork or central air. The unfinished basement makes adding ductwork relatively accessible. The estimated cost to add A/C is approximately $4,500, plus ductwork. " The front & side deck have officially retired. It's original, soft and ready to come off. Consider it one less design decision to agonize over. " The kitchen is more "concept" than "completed kitchen." Plumbing and gas are in place, including the range location, but it needs cabinets, countertops and someone with a vision. " Did we mention the acreage is narrow? Just checking. " There's a root cellar built into the basement. Unexpected? Absolutely. Weird? Maybe. Kind of fantastic in a pioneer-meets-wine-cellar sort of way? Also, yes. " One basement project remains unfinished. A second exterior entrance was started on the left side of the home. A section of foundation was professionally opened for the planned door/window area, but the project was never completed. It is currently enclosed with plywood and still needs the exterior stairs and finish work. Now, Why This Place Is Pretty Darn Cool " The setting is hard to duplicate. Roby Farm Road winds through a tunnel of trees before arriving at a secluded little retreat that feels much farther from civilization than it actually is. With some cleanup, stain on the existing siding and a little lipstick, this could make one heck of a cabin or country getaway. " The house has good bones and great atmosphere. Tall ceilings, hardwood floors, open spaces and oversized windows give the interior a surprising amount of light and character. " You get your own slightly unruly orchard. More than 50 apple, pear and apricot trees are still producing. They need pruning, attention and probably a stern conversation, but the bones of the former organic farm are still here. " No tiny-room syndrome. The bedroom is large, the bathroom is large, and the roughly 1,400 SF layout feels open rather than chopped into little boxes. " There's serious outbuilding space. A large pole barn and second large lean-to barn provide plenty of room for equipment, toys, projects or whatever country-living hobby you accidentally acquire. The main barn has electricity and a small workshop. " The Missouri River is practically a neighbor. River and trail access are roughly 100 feet from the property line through neighboring property. The current neighbor has historically allowed access, although buyers should understand this is permission-based access and not assume it is deeded. " Some of the expensive mechanical stuff has already been tackled. The property has a newer high-efficiency Lennox furnace, a tankless water heater, and an updated water well with a new pump. It may be rustic, but at least a few of the important organs have already had surgery. " And yes, the land is still narrow. But when you're sitting outside watching deer wander through the orchard with the Missouri River beyond the trees, you may decide "weird" was actually part of the charm.