Southwest Iowa Combination Farm

This 278± acre tract, located on the west edge of 12 Mile Lake in Union
County, offers a rare combination of income production, recreational appeal,
and scenic beauty. With a strong combination of income production, recreational
appeal, and scenic beauty, this property is well-suited for both investors and
outdoor enthusiasts. Currently, 92.82 acres are enrolled in CRP, generating $25,561 annually
through September 30, 2026, and combined with the open acres carry a 52.3 CSR2
average. An additional 165.09 +/- FSA acres are utilized for hay production,
pasture, and timber pasture, producing approximately $12,730 per year.
Well-maintained fencing and multiple ponds provide excellent infrastructure and
reliable water sources, making this a turnkey opportunity for a cattle
operation. The property features established terraces that help control soil erosion
and maintain long-term productivity. From several vantage points, you’ll find
stunning views overlooking 12 Mile Lake which is an added bonus that enhances
both the recreational and aesthetic value of the farm. For the outdoorsman, this tract delivers outstanding hunting opportunities,
including upland birds, whitetail deer, turkey, and even waterfowl. The diverse
habitat and water features make it a true multi-species hunting property. This farm is part of a larger 581± acre Southwest Iowa offering, providing
additional opportunity for expansion if desired. Whether you’re seeking income,
recreation, or a combination of both, this property checks all the boxes. For more information or to schedule a private showing, contact Luke Nissen,
ALC – Iowa Land Specialist at 712-304-4827 or email luke@uciowa.com.

Key Features

·  Income-Producing Farm with
Strong Returns
This property offers reliable income with 92.82 acres enrolled in CRP
generating $25,561 annually through September 30, 2026. An additional 165.09
+/- FSA acres provide approximately $12,730 per year from hay production and
cattle grazing lease. This balanced income stream makes it an attractive option
for both investors and owner-operators.

·  Productive Soils &
Established Infrastructure
The CRP & open acres carry a solid 52.3 CSR2 average, supporting consistent
production and long-term productivity. Established terraces help control
erosion and preserve soil health across the farm. Well-maintained fencing makes
this a turnkey opportunity for a cattle operation.

·  Excellent Water &
Livestock Support
Multiple ponds are strategically located throughout the property, providing
dependable water sources for both livestock and wildlife. Combined with quality
fencing, the farm is well-equipped for grazing and livestock management. The
layout supports efficient use for agricultural operations.

·  Premier Recreational &
Scenic Appeal
Located along the west edge of 12 Mile Lake, the property offers incredible
views and a highly desirable setting. Diverse habitat supports upland bird
hunting, whitetail deer, turkey, and waterfowl opportunities. This rare
combination of recreation, income, and scenery makes the farm truly stand out.