Incredible opportunity to own irrigated acreage in the highly desirable Morrisania Mesa area near Parachute, Colorado. This 10.03-acre property offers 10 shares of Morrisania Water Supply Company irrigation water and a domestic well. The land is mostly flat with a gentle slope, featuring mature trees, open pasture, and a gully to the west that attracts deer and turkeys. With sweeping views of Battlement Mesa and Roan Plateau, the setting is peaceful and picturesque. The 1929 farmhouse is 913 square feet with 3 bedrooms and 1 bathroom. While livable, it is a true fixer-upper and will require significant renovation. Options include remodeling the existing home, using it as a guest house while building new, or replacing it entirely. The property includes an old 8-foot game fence that once enclosed a plum orchard, offering a unique starting point for future agricultural projects. The irrigation system is present but will need to be rebuilt to deliver water to the fields. A few sheds and old vehicles remain on the property, though the vehicles are scheduled to be removed. Located northeast of Battlement Mesa and across the river from Parachute, Morrisania Mesa is known for its bucolic charm, ranches, and horse properties. This parcel benefits from easy year-round access via County Road 338 and is only a short drive to I-70. The home is currently tenant-occupied, with renters expected to vacate by July 1, 2025. Showings require 24-hour notice. This is an estate sale, and the property is being sold as-is with no disclosures. The trustee has never lived in the home, and no representations can be made regarding the condition of the well or other systems. Whether you're looking for a rural homestead, investment project, or agricultural parcel, this property offers great potential in a beautiful location.