Henry County Heartland Investment Turn Key Farming Operation

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Description

This Henry County farm for sale in Missouri is now being offered at an incredible value to large tract midwestern farmland investors.  The Henry County Heartland Investment, as we call it, has been owner operated for decades by the Norcross Family and was originally held as a "C" Corp, preventing the farmily from selling the farm without an incredible tax liability.  We now have a short time window to offer the farm at a drastically discounted price to qualified investors because of a seperate offer to purchase the "C" corp from an outside land holdings company.  This means that the farm is now available for a traditional real estate transfer without liability from the corporation transferring to a new owner and without drastic tax liability to the sellers! 

The farm boasts tremendous value in it's entirety from the fertile soils and irrigated fields to the multiple houses that can either be split off or rented out for additional cash flow.  An appraised value of nearly $1,000,000 in farm equipment and livestock is included in the price and offers can be presented excluding the livestock and machinery, reducing the investment cost to the buyer dramatically, if necessary.  This is an excellent investment opportunity with the abilty for a single investor, or investment group, to purchase the entire farm at such a discount, that an additional gain on the investment in the short term is extremely attractive.  This makes the investment even more appealing as multiple landowners in the area have already expressed interest in the smaller portions of the farm whom can't purchase the entire property.  Most of the pasture acres could also be converted to row crop acres allowing the investor to truly capitolize on this exceptional opportunity. 

Average Summarized Row Crop History...

2004-2008  Averaged 39.6 Bushels Per Acre in Beans and 126.2 Bushels Per Acre over 1504 total Row Cropped Acres.  See Norcross Yields Download above description for details.

The balance of the acres are currently in pasture, ponds and farmsteads.  Because the family has a passion for cattle, many, many more acres could be established in Row Crop. 

In the past 10 years, the USDA has issued over $990,000 in subsidy payments to Norcross farms.  That's approx. an additional $100k in annual income.

Some of the farm details are as follows...

• two pivots on irrigated fields (one - 100 acre field, one 125-130 acre field)
• 130 bushels of storage with perferarated floors
• 2 big machine sheds
• multiple small ponds and two small lakes including crappie, bass, bluegill, and catfish
• Roughly 50% of the property is currenetly in crops and the balance is in pasture and timber
• Taxes are approx. $4 per acre
• 5 homes with only one home vacant
• 2 of the homes are owner occupied
• Quality cow herd
• Well maintained machinery
• Previous no-till farming practices
• Clean fencerows
• Excellent government payments
• 5 deep wells
• Several miles of blacktop road frontage
• Rural water
• Hunting and Fishing opportunities.

Additionally, there is an equipment list provided on our home as an attachment on this listing page with an appraisal attached.

Call Rod White, at 319-217-0392 for more information on this impressive large acre investment!!