This property is an upland bird hunters DREAM FARM! There's nearly 120 acres of cover and habitat to support pheasant and quail populations all year. The farm has a major drainage that runs through the center of the farm providing extra heavy cover and a quality water source. The east and west ends of the farm are higher elevation with moderate slopes, terraces and field tile. The brome grass terraces provide a contrasting "edge" of cover between the newly planted warm season native grasses that are starting to thrive on the property.The farm is completely surrounded by agriculture that provides the necessary grain food source for fall and late winter that the birds require. After the crops are harvested, this property has the best cover around and quickly becomes a sanctuary for upland birds. In my opinion, the only way to improve the farm would be to work with the Adair County FSA Office to have them add wildlife food plots to the existing CRP contract. Multiple 1/2 to 1-acre sorghum, milo or corn plots would only increase the holding power and huntability of this property.Not only is this farm a great recreational resource, it also makes for a great investment. At list price, the farm is generating a 2.6% IRR which is well above average for a recreational property. The farm currently generates more than $18,750 per year in CRP income and with 8 more contract years left on the largest contract, there's just over $150,000 in guaranteed income!If you're ready to watch your bird dogs lock up on a covey of quail or point an old smart rooster on your own farm, then you need to take a look at this property. To learn more about this special farm or to schedule a private showing, call Garret Armstrong at (641) 757-9156. Showings by appointment only.