2468 County Highway P27 , Redding, IA 50860(Ringgold County)

Located in Ringgold County, this farm is only minutes from the infamous Decatur County, Iowa that most Whitetail hunters across the nation know well. The property is nestled in the middle of a huge section, with neighbors also managing for trophy whitetails and extreme care is given to reduce human intrusion. The majority of it has been off limits to any outside hunting for over 15 years and there are no cases of trespassing . The farm has paved highway frontage but almost all of it is hidden from the road, creating an environment where the deer move freely during daylight hours.

The owner of this farm has spent the last 8 years turning it into an absolute turn-key Whitetail hunter's dream. Hundreds of man hours have gone into TSI projects to create ideal bedding throughout the timber. All of the food plots have been established, and strategically placed for ideal entrance/exit for prevailing winds. All the stands and blinds stay with the property, and have been proven year after year. The bucks on this property have been managed for 5+ year olds since 2008, and the last 7 deer taken on this farm gross B&C scored 160?,160?, 166?, 177?, 161", 188?(broken G-2) & 196. This farm has the best documented history of growing and holding big bucks of any property I've seen. The current owner has documented several bucks from yearlings through maturity which is a testament to the holding power of this area.

Like the hunting aspects of this property, the farmland has been very well cared for and improved with terraces and drain tiles which would cost over $100,000 to install today. Of the 640 total acres, 464+/- are made up of improved farmland with a CSR2 of 53.8 currently in a mix of CRP and Tillable acres. The majority of the farm was in a no till operation until 2015. Currently 209+/-ac are enrolled in CRP, with payments totaling $46,295/year. An additional 233+/- acres are being farmed with an open lease for 2017. The owner is open to leasing back these acres for farming, or has offered to enroll those acres into CRP prior to the new owner taking ownership. Using the current Ringgold County CRP rates, the additional estimated income on those acres is $64,469. The FSA office will run a scenario to determine exact payments if desired to go this route. Using these estimates, the annual income from putting the entire farm in CRP would be $110,765/ year. Please contact listing agent for additional details on the farm income.

Additionally, the row crop and/or CRP income could be further supplemented by renting out the home on the property, or leasing the hunting rights, which would certainly bring a premium. It isn't uncommon for properties of this caliber to bring $10-$20/acre for hunting rights, and even upwards of $5,000/week if it includes lodging and meals.

The 3Br/2Ba home on this property was built in 1994 and has approximately 1998 sqft with an office, and 2 car attached garage. The house sits just off the Highway overlooking a gorgeous stocked pond. All mechanical equipment is in good working order and all appliances go with the home.

Adjacent to the home is a large 40' x 75' steel equipment shed, complete with power, water, 2-14' sliding doors, concrete floors, and all the room necessary for your farm toys. A 22' x 40' portion of the building is heated and insulated for comfortable working space, storage, or the ultimate man cave. North of the home is a 24' x 38' pole barn overlooking one of the other stocked ponds on the property. This building has concrete floors, rural water and buried power lines.

If you desire to improve your ROI, the seller would entertain splitting the home and large equipment shed off of the farm. Following the terrace around the home, and bringing the border out just below the pond dam back to the highway would create a 7+/- acre parcel with the house that the county would have to approve splitting off. Taxes are approximately $9,074/yr on the entire farm.

If you're looking for a once in a lifetime property, with great income and plenty of character, please give me a call to see this farm today. The property is only 1 1/2 hours from Des Moines Iowa, and 2 Hours from Kansas City, MO or Omaha, NE.

Please Note - This farm will be shown to pre-qualified buyers by appointment only. Email your Bank Letter of Financing to the contact information provided below. No visitors are allowed on this property without the Listing Agent present.

For more details, contact Land Specialist Chuck Johnson at cjohnson@mossyoakproperties or call 515-442-7709

Directions:

From Mount Ayr, travel West on IA-2 to County Hwy P27. Turn South on P27 toward Redding, and travel approximately 3.5 miles until you arrive at the address: 2648 County Hwy P27 Redding, IA 50860

Property is located in Section 24, 25 and 26-T68N-R31W

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