Property Information

Gross Acres:120.26 Acres m/l

Taxable Acres:119.76 Acres

CSR2:52.3

Taxes:$2,532, prorated to the date of closing.

Parcel Numbers

120003264003000

120003264004003

120003265001001

120003265002000

Legal Description

The Northwest Quarter of the Southeast Quarter (NW SE); the North Half of the Southwest Quarter of the Southeast Quarter (N SW SE), also known as Lot 1, Parcel A; the Southwest Quarter of the Southeast Quarter (SW SE); the West Half of the Northwest Quarter of the Northeast Quarter (W NW NE); and the Southwest Quarter of the Northeast Quarter (SW NE), all located in Section 19, Edna Township, Cass County, Iowa, containing approximately 120.26 gross acres m/l.

FSA Information

Farm Number:5583

Tract Number:7034

FSA Cropland Acres:78.51

The 78.51 FSA cropland acres are currently enrolled in the Conservation Reserve Program (CRP) – Contract #11747A with an annual payment of$16,608. The current CRP contract expiresSeptember 30, 2033.

Wind Development

The farm is selling subject to anInvenergy Wind Development Wind Turbine Lease.

Please contact the Spencer Groups office at712.644.2151for complete lease information.

Method of Auction

The farm will be sold as120.26 Gross Acres multiplied by the final bid price.

Possession

Buyer receives landlords possession at closing, with full possession on March 1st, 2027. Seller to retain 100% of the 2026 CRP payment. Buyer to assume the CRP contract and abide by the terms and conditions of the contract. Buyer to receive 2027 CRP payment and all subsequent CRP payments.

Terms

Your bid isnot subject to financing or any other contingencies.

Bidders wishing to participate shall register online atwww.spencergroups.comno later than24 hours prior to the auction closingand submit a bank letter of creditworthiness to the Spencer Groups office by calling712.644.2151prior to being approved to bid.

The Seller reserves the right to accept or reject the final bid.

Upon acceptance of the final bid, the successful Buyer shall deposit10% earnest moneyinto the Blair Title Trust Account where it shall be held until closing.

The Seller shall provide an updated abstract.

The Buyer shall provide a title opinion prepared by an attorney of the Buyer’s choice at the Buyer’s expense.

Buyer and Seller shall each be responsible for their normal closing costs associated with a real estate transaction.

Real estate taxes shall be prorated to the date of closing.

Closing

Closing shall take placeon or before October 13, 2026.

Agency

Spencer Groups, Inc., Ed Spencer Real Estate, and Farms America, Inc.are agents for and represent the Seller exclusively in this transaction.

All prospective bidders shall be consideredcustomersand not clients of the auction companies.

Disclaimer

Announcements made by the Auctioneer at the time of the auction or emailed to registered bidders shall take precedence over all previously printed material and any oral statements made.

All information contained herein and all related materials are believed to be accurate but are subject to independent verification by all persons relying on them.

The property is being soldAS IS, WHERE IS, with no warranties or representations, either expressed or implied, by the Seller or the Auction Company.

Each prospective bidder is responsible for conducting his or her own inspections, investigations, inquiries, and due diligence concerning the property.

Neither the Seller nor the Auction Company assumes liability for errors, omissions, or the accuracy of the information contained herein.

All sketches, aerial photographs, dimensions, and acreages contained in this brochure are approximate and are based upon information obtained from the Cass County Assessor’s Office, GIS mapping, and the Farm Service Agency.

Conduct of the auction and bidding increments shall be at the direction and discretion of the Auctioneer.

Auctioneer’s Note

This exceptional120.26-acre recreational propertyoffers an outstanding combination of annual income, exceptional wildlife habitat, and long-term investment potential.

Featuring78.51 FSA cropland acres enrolled in the Conservation Reserve Program (CRP)with an annual payment of$16,608through September 30, 2033, the balance of the property consists of mature hardwood timber, scenic draws, and native grass providing outstanding habitat for deer, turkey, and upland birds.

Secluded, scenic, and income producing, this property is ideal for hunters, outdoor enthusiasts, and land investors alike. Opportunities to purchase a recreational farm of this quality with dependable annual CRP income are increasingly difficult to find.

Owner

Danyel Vana

Michael Vana Estate