33 Acres± Sullivan County, MO Real Estate Auction

33 ACRES± SULLIVAN COUNTY, MO
REAL ESTATE AUCTION

Sale Date: Saturday, November 8, 2025

Sale Time: 12:00 PM CST

Auction Venue: Sale to be held onsite -

Physical Address: 44384 Rainbow Road, Humphreys, MO

LOCATION

Due to health reasons and relocating from the area, we will sell the following at the Cook farm located approximately 5 miles northeast of Humphreys, Missouri. From Humphreys, head east on Hwy 6 for 1.5 miles to Hwy W, then turn north on Hwy W for 2 miles to Rainbow Road, turn east on Rainbow Road for ½ mile to the sale location (Humphreys is located approximately 18 miles east of Trenton, MO or 14 miles southwest of Milan, MO). Auction signs posted on sale day!

Real Estate is further described as being located in Section 20, T62N-21W, Bowman Township, Sullivan County, MO.

AUCTION MANAGER

Josh Teter (660) 734-2111

SELLERS

Larry & Carol Cook

LIVE ONLINE BIDDING

GENERAL INFORMATION

Selling 33 Acres± (Subject to Survey) • 1 Tract

Country Living – Just Outside Humphreys, MO

Discover your own private retreat on 33± beautiful acres (subject to survey) in the heart of north-central Missouri, just outside Humphreys. This property offers a perfect blend of comfort and scenic country charm.

The home offers up to four bedrooms and two bathrooms, featuring an eat-in kitchen, spacious living room with fireplace, optional office area, and a bonus addition filled with natural light and peaceful views overlooking one of the property’s two stunning ponds. The walk-out basement adds even more space and convenience.

Step outside and you’ll find an impressive 50’ x 156’ outbuilding, with approximately three-quarters finished—complete with concrete floors and living quarters—ideal for a workshop, hobby area, or guest accommodations. Additional improvements include a 12’ x 20’ lofted portable cabin and a 30’ x 30’ double-car detached garage, offering plenty of space for storage and projects. The home is served by rural water, and the property features three stocked ponds, gentle rolling terrain, and CRP income, providing both recreation and revenue.

A long, scenic drive leads to the home, offering privacy and picturesque views from every angle. Whether you’re looking for a family homestead, hunting retreat, or country getaway, this property delivers the best of rural Missouri living.

Truly an awesome country setting — peaceful, private, and ready to enjoy.

Property Features:

Tract - Home & 33 acres± (subject to survey)

FSA information indicates approximately 17.72 acres of cropland with approximately 12.62 of those acres currently in CRP
Predominant soil type: Armstrong
Land represents income producing CRP acreage with the balance in pastureland/hay ground and 3 stocked ponds
Other improvements include a 50' x 156' outbuilding, a 12' x 20' lofted portable cabin, and a 30' x 30' double-car detached garage
Partially fenced
Access from the south by Rainbow Road

Note: Click on image to enlarge.

METHOD & TERMS

Sale Method: Acreages in this advertisement are estimated. A survey will be completed prior to the sale. Farm will be sold for a lump sum total dollar amount. Property will be sold in as-is condition and is NOT contingent upon buyer's financing, condition of property, appraisal, inspection, or any other contingencies.

Purchase Agreement: At the conclusion of the auction, the successful bidder will be required to enter into a written purchase agreement with the seller and pay ten percent (10%) of the bid price as a non-refundable down payment, payable to Sullivan County Title, which shall hold the money in escrow until closing.

Closing: The balance of the bid price will be due at the time of closing on Monday, December 8, 2025, which will take place at Sullivan County Title. Title insurance in the full amount of the purchase price will be provided by the seller. The 2025 real estate taxes will be paid by the seller. All subsequent real estate taxes to be paid by the new buyer. Possession will be transferred to buyer at the time of closing.

Announcements: This sale is subject to all easements, covenants, leases, and restrictions of record. Any announcements made auction day by Teter Auction Company will take precedence over any previously printed materials or oral statements. Bidding increments are at the sole discretion of the Auctioneer. Online bidders must pre-register and have prior approval of the Auctioneer. All decisions of the Auctioneer are final.

Disclaimer: All information and dimensions were derived from sources believed to be correct, but are not guaranteed. Buyers shall rely on their own information, judgment, and inspection of the property. All lines drawn on maps, photographs, etc. are approximate. There are no expressed or implied warranties pertaining to the property.