CRP Acres: 69.38+/- Acres enrolled in CRP paying $189.85 per acre for a total annual income of $13,171 through 2027.

CRP Statement: Sellers to retain 100% of CRP payment due and payable October 1, 2025. New owner to receive 100% of CRP payment due and payable October 1, 2026 and beyond.

Filter Strip CRP: 11.39+/- Acres enrolled paying $260.24 per acre for a total annual income of $2,963 through 2037.

Crop Ground: 116.81+/- acres currently used as Row Crop Production Acres.

DCP Crop Data: 92.70 Corn Base Acres, 16 Oats Base Acres, 8.11 Wheat Base Acres.

Soils: Mostly Nira silty clay loam, Colo-Judson-Nodaway complex, Mystic silt loam, Humeston silt loam, Adair clay loam, Dockery-Quiver silt loams, Lamoni silty clay loam, Shelby clay loam, Gara loam and others. Soil maps available.

CSR2 Rating from Surety Maps: 55.4 CSRII

Description: Endless opportunities on this farm. This farm offers 230.04+/- total acres of which 197.58+/- acres are FSA Tillable acres. Currently some of the farm is enrolled in CRP Programs with the remainder being in row crop production. There is the potential to farm all open acres upon expiration of the CRP contracts. Farm lays good and shows well. Farm has had some terrace and tile work performed. In addition to its day job, this farm plays well too. Excellent hunting and recreation with abundant deer and turkey. Bordered on the West by the East Fork of the One Hundred and Two River and on the Southern part of the farm is the Hog Branch of the One Hundred and Two River, this farm is a natural funnel for whitetail deer. Big timber on the Northwest, Crp on the side hill and Row Crop in the Creek Bottoms are a perfect combination. Make no mistake however, this farm is a producer. This is a highly tillable farm that will be an income earner for generations to come. This farm has been well cared for and is ready to continue providing for another generation.

Statement from the Owners: The current farmers on the land have been excellent stewards of the land for many years. The owners and farmers have maintained an excellent working relationship. The current farmers have expressed interest in continuing to farm the land and the current owners would highly recommend them.

Sellers have performed various conservation efforts as well as improvements over the years including but not limited to the following. This list is to serve as an example of some of the work performed. Potential buyers are encouraged to view the farms and see how well these farms have been cared for and improved.

Straightening of Hog Branch across bottom ground into 102 river

South of Hog Branch of 102 River

Several inlets and tile in old terraces to drain to river

Inlets along river to reduce washing

Double inlet and tile from Sherwood Avenue draining to river

Various amount of seep tile added over the years

North of Hog Branch of 102 River

Removal of railroad grades on east and west sides - Approx $12K

Inlets along Hog Branch to reduce washing

Seep tile on bottom draining to Hog Branch

Inlets and tile on west end of bottom draining to Hog Branch

Inlets, terraces, and seep tile along Sherwood Ave that drain to road

Extensive inlets, terraces, and seep tile on east side of ridge

Main line picks up inlets and drains all the way to Hog Branch

Main draw includes several inlets and terraces

Northwest side of ridge has lnlets and terraces.

Drain to water way which goes directly into 102 river

Northwest bottom has inlet that picks up water from terrace above the ground.

Inlet tile drains directly under old railroad right of way into 102 river.

Several strings of seep tile added to bottom in last 6 to 7 years.

Terms:

Bidding Open October 13th through October 17th at 10AM.

Closing Date: November 21, 2025

Farm is open for the 2026 farm season. There are no farm or hunting leases in place for 2026. Buyer to receive full possession of farms, home and metal buildings at time of closing. Subject to tenants rights to remove growing crops. Buyer to receive possession of Grain Storage bins by March 15, 2026

Bidding will end with a soft close, meaning that a bid in the final minutes will extend the bidding by approximately 2 minutes.

Tracts 1, 2 & 4: All bids are placed on a per acre basis (your bid times the total acres). Bidders will be required to register and sign terms/conditions before bidding on the auction. Tract 3 will be sold based on a total dollar amount.

The successful high bidder, upon completion of the Real Estate Auction, must complete and sign a purchase agreement and render 10% of the purchase price (earnest money) as a non-refundable deposit in the form of a personal check, business check, certified funds or wire payable to Closing Company. Balance due at final closing.

United Country Property Solutions LLC must receive a signed copy of the contract (hand delivered, faxed, or scanned and emailed) within 24-hours after the buyer has been notified that the sellers have accepted his or her bid.

The sellers shall have the right to accept or reject any and all bids. Once accepted, this agreement shall be binding on the parties and their successors and assigns.

This agreement is NOT subject to financing, inspections, or other contingencies or delays to the closing for such reason. Out of area personal checks must be with the approval of the Auction Company personnel. Anyone not known by the Auction Company or sellers may be required to show proof of Bank Letter of Credit. Sale is non-contingent; failure to close will result in forfeiture of the earnest money. Buyer must secure their own necessary financing approval prior to the auction. Sale is subject to owner confirmation and reserves the right to accept or reject any and/or all bids.

The property is sold As Is, Where Is and no warranty or representation, either expressed or implied concerning the property is made by the seller or Auction Company. Please inspect the property before bidding. Sellers and/or the Auction Company do not guarantee acres.

Taxes due and payable beyond March 31, 2026 will be the sole responsibility of the new owners. Seller shall provide an updated Abstract and shall execute a proper deed conveying the real estate to the buyer.

Attorney for the sellers: Matthew Hanson located in Lenox Iowa. Brokerage for the sellers: United Country Property Solutions LLC broker Dan McChristy. United Country Property Solutions LLC are exclusive agents for the Sellers.

Sale shall include all mineral rights owned by the seller if any. Property is sold based on the legal description (survey for tract 3 will be provided by sellers). All information contained in this brochure and all related materials are subject to the terms and conditions outlined in the purchase agreement.

Under no circumstances shall Bidder have any kind of claim against United Country Property Solutions LLC, Sellers, or any party if the Internet service fails to work correctly before or during the auction. The information is believed to be accurate; however, no liability for its accuracy, errors or omissions is assumed. All lines drawn on maps, photographs, etc. are approximate. Buyers should verify the information to their satisfaction. There are no expressed or implied warranties pertaining to this property. Both real estate (including all improvements, if any) is being sold As Is, Where Is with NO warranties expressed or implied. Please make all inspections and have financing arranged prior to the end of bidding.

Sellers to retain 100% of CRP payment due and payable October 1, 2025. New owner to receive 100% of CRP payment due and payable October 1, 2026 and beyond.

Bid Increments:

Tracts 1, 2 & 4 Bid Increments

Starting at $0 bid increment is $500 per acreStarting at $3,000 bid increment is $250 per acreStarting at $4,000 bid increment is $100 per acre

Starting at $5,000 bid increment is $75 per acre

Starting at $6,000 bid increment is $50 per acre

Starting at $7,000 bid increment is $25 per acre

Tract 3 (Homestead) Bid Increments

Starting at $100,000 bid increment is $10,000

Starting at $200,000 bid increment is $5,000

Starting at $250,000 bid increment is $2,500

Starting at $300,000 bid increment is $1,000

Starting at $350,000 bid increment is $500