23862 165th Street, Columbus Junction, IA 52738 - Louisa County

This desirable mix of income-generating farmland and hardwood timber will appeal to different types of buyers including those that want a diverse crop/livestock production farm or a high-quality hunting property. Not only does it have significant agricultural improvements, but it also sits in an area near Columbus Junction where trophy whitetails roam.Most of the farm’s 105 FSA crop acres are currently in grass hay but could be row-cropped. There are 90 acres of timber, two pastures, outbuildings, a barn with cold storage, miles of fencing, plentiful water sources, and several building sites. Full details are itemized below.The seller has set this farm up to generate abundant revenue while keeping conservation as a top priority. There are several practices through USDA’s Conservation Stewardship Program (CSP), which pays landowners for performing approved stewardship efforts. All field borders were fenced to rotationally pasture goats in the timber for invasive species control. A new ten-year CRP contract set is available on 17 acres if the buyer desires, and a small area is dedicated to a specialized butterfly habitat program.This farm’s unique layout allows flexibility to turn it into a dreamland investment for a variety of buyers, and is a rare find on the public market in Louisa County. It's a working farm; therefore, showings are strictly by appointment only with advanced notice. Call the listing agent for an opportunity to own this dynamic and beautiful property in Southeast Iowa.

Property Features:

- A diverse farm that can raise crops, livestock, and a lot of wildlife

- Estimated income $25,000 - $30,000 (see below for detailed breakdown)

- 105.98 FSA cropland acres (mix of hay, grain, and pasture)

- CSR2 on the FSA acres is 57.9 average

- 90 acres m/l timber, primarily hardwood with one old pasture area

- 80 acres m/l produced three cuttings of high quality small-bale hay that was sold locally

- 17 acres m/l of no-till corn/soybean field now qualifies for two new CRP contracts if desired

- Nine water hydrants spread across the farm provide reliable water sources

- Over nine miles of excellent fence along the timber edges

- 30 x 40 general equipment building built in 2016

- 50 x 80 pole building with hay storage and meat processing room built in 2017

- 1930's barn comes with a commercial walk-in fridge/freezer unit

- Mid-construction cabin has water hydrant, electricity, and partial plumbing

- Solid rock road through the center of the farm

- Good creek crossing in the northeast corner is accessible with a truck

- Cash rent should generate $185/acre - $200/acre rent

- New CRP contracts if enrolled could pay $4,347/year on 17.78 acres from 2022 - 2032 (4.78 acres in pollinator at $1,188/year and 13 acres prairie grass/forbs at $3,103/year)

- Monarch Butterfly habitat through CSP pays $6,338 for two more years

- A gas pipeline on the farm pays a $1,109.70/year easement to maintain the valve stations

- The creek winds through the NE corner rarely floods

- About 26 miles from Muscatine

- About 33 miles from the Iowa City

- 55 miles from Davenport

- 57 miles from Cedar Rapids

- Taxes are approximately $4,200/year and could be lowered if the timber is enrolled in Forest Reserve

- All acres and amounts are approximate, buyers should perform their own due diligence on acres and land use