Tract 1 - $7,600 Per Acre

Tract 2 - $6,500 Per Acre

Tract 3 - $5,300 Per Acre

Tract 4 - $7,500 Per Acre

Tract 5 - $237,500 Lump Sum

Total - $2,473,360.00

LIVINGSTON COUNTY, MO LAND AUCTION

Saturday, March 26, 2022 • 12:00 Noon

Auction Venue: Sale to be held onsite - 5292 LIV 430, Dawn, MO 64638

Selling 323.2 Surveyed Acres • 5 Tracts 

LOCATION

The Sprouse farm is located approximately 4-miles southeast of Ludlow, MO or 20-miles southwest of Chillicothe, MO in Sections 26,27,35 T56N•R25W of Monroe Township, Livingston County, MO. From Chillicothe, MO take US Highway 36 west for 10 miles to Mooresville, MO - Hwy D junction, then head south on Hwy D for 8 miles travelling through Ludlow, MO to LIV 430, then head east on LIV 430 for 2 miles to sale location. Auction signs posted sale day.

Farm will sell free and clear for the fast-approaching and much anticipated 2022 farming season!

Mr. & Mrs. Sprouse has requested that anyone wishing to walk or drive over any of the tracts for a private showing, should first contact Teter Auction Company, LLC at (660) 963-2461. Thank you for your cooperation.

AERIAL MAP
PLAT MAP
GENERAL INFORMATION

Teter Auction Company is proud to offer 323.2 surveyed acres to be sold in 5 tracts of productive tillable farmland and income producing CRP acreage in Livingston County, Missouri. This auction also features a lovely, highly sought-after 3-bedroom home with acreage, improved buildings, and grain storage. Farmers and investors, whether you are looking at an investment tool to help beat inflation, add more acres to an existing operation, or simply have a piece of property in a great area, be sure to check out these investment quality farms.

TRACT INFORMATION

Tract 1 - 158 Surveyed Acres 

Tract 1 features productive tillable farmland. FSA figures should indicate approximately 128.88 tillable acres consisting of Class II & III soils, mainly Colo, Tice and Zook silt loams with 0 to 2 percent slopes. Land also features a levee system around most of the parcel with drainage tubes. The balance of this tract is timber and overgrown areas along the levee, which provides excellent outdoor recreational and hunting opportunities. 

Property Features:

• FSA information should indicate approximately 128.88 acres of tillable cropland.

• Land features a levee system around most of the parcel with drainage tubes.

• Abundant populations of deer and turkey

• Predominant soil type: Colo, Tice, Zook

• Access by 30 foot easement from LIV 430 heading north. 

 

Note: Click on image to enlarge. 

Tract 2 - 84.6 Surveyed Acres

Tract 2 features productive tillable farmland with income producing CRP acreage. FSA figures should indicate approximately 70.82 tillable acres. 60.97 acres in row crop production. 5.85 acres in CRP with an annual payment of $873, expires 9/30/2024. 4 acres in CRP with an annual payment of $504, expires 9/30/2022. Colo, Tice and Zook silt loams with 0 to 2 percent slopes. The balance of the tract represents timber and overgrown areas along the creek levee, which is ideal for whitetail deer, turkey, and other wildlife habitat. 

Property Features:

• FSA information should indicate approximately 70.82 tillable acres.

• 60.97 acres in row crop production.

• 5.85 acres in CRP with an annual payment of $873, expires 9/30/2024.

• 4 acres in CRP with an annual payment of $504, expires 9/30/2022.

• The balance of the tract represents standing timber which are ideal for whitetail deer, turkey, is other wildlife habitat.

• Predominant soil type: Colo, Tice, Zook

• Access by 30 foot easement from LIV 419 heading west. 

Tract 3 - 37.2 Surveyed Acres

Tract 3 offers a smaller productive tillable acreage with income producing CRP. FSA figures indicate approximately 28.4 tillable acres which are currently enrolled in CRP with an annual payment of $3,664, expires 9/30/2022. Land consists of Class II & III soils, mainly Greenton, Lagonda, Grundy silt loams with 2 to 5 and 5 to 9 percent slopes. This tract is also the ideal get-away full of wildlife, a place to hunt, a great spot to camp, or a place to build your dream home. This tract is located off a “low traffic” county road providing the seclusion and peacefulness that most buyers are looking for. This nice acreage also offers several usable outbuildings, grain storage, rural water, electricity, and sewer already established. 

Property Features:

• FSA information should indicate approximately 28.4 tillable acres.

• 28.4 acres in CRP with an annual payment of $3,664, expires 9/30/2022.

• Land represents productive tillable farmland currently enrolled in CRP, wooded area, small pond, premier building sites.

• Predominant soil type: Greenton, Lagonda, Grundy

• Access from the east by LIV 419

Tract 4 - 38.4 Surveyed Acres

Tract 4 features productive tillable farmland with income producing CRP acreage. FSA figures should indicate approximately 28.54 tillable acres. 17.44 acres in row crop production. 11.10 acres in CRP with an annual payment of $1,330, expires 9/30/2030. Colo, Vesser, Greenton silt loams with 0 to 2 percent slopes. Land also features a partial levee system with drainage tubes. 

Property Features:

• FSA information should indicate approximately 28.54 tillable acres.

• 17.44 acres in row crop production.

• 11.10 acres in CRP with an annual payment of $1,330, expires 9/30/2030.

• Predominant soil type: Colo, Vesser, Greenton

• Access from the south by LIV 430.

Tract 5 - Home & 5 Surveyed Acres

Physical Address: 5292 LIV 430, Dawn, MO 64638

This nice prefabricated modular homesite includes 1,352 sq. ft of living space, featuring 3 bedrooms, 2 bathrooms, kitchen with breakfast nook and quality kitchen cabinets, central heat and air, nice sitting porch, and a beautiful sunroom addition. The property is served by rural water, and septic sewer. This country acreage is also improved with a nice 50’x80’ steel outbuilding with concrete floor and heated office area, grain storage of approximately 38,000 bushels, a 10.5’x7.5’ platform axle scale. The property also has 2 acres in CRP with an annual payment of $260, expires 9/30/2022.

METHOD & TERMS

Sale Method: A survey has been completed prior to the sale on all 5 tracts. Tracts 1-4 will be sold on a price per acre basis, based on the acreages obtained from the completed survey. Said surveyed acres will be used to constitute the final settlement price. Tracts 1-4 will be offered through the marketing method of "Buyers Choice", wherein the high bidder can purchase (in any order) any or all of the Tracts 1-4 for their high bid. Auctioning will continue in that manner until all 4 tracts have been sold. After Tracts 1-4 have been sold, we will then sell Tract 5 for a “lump sum” or total dollar amount. The property will NOT be offered in its entirety or any combination at the conclusion of the auction.

 

Purchase Agreement: At the conclusion of the auction, the successful bidder(s) 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 Livingston County Title, which shall hold the money in escrow until closing. 

​The balance of the bid price will be due at the time of closing in approximately 30 days, on or before Tuesday, April 26, 2022, which will take place at Livingston County Title. Title insurance in the full amount of the purchase price will be provided by the seller. The 2022 real estate taxes will be prorated to the date of closing. Title company closing costs will be divided equally between buyer(s) & seller. Possession will be transferred to buyer(s) at the time of closing. The farm sells free of tenancy and any hunting leases for 2022. The CRP income will be prorated to the date of closing.

 

Announcements: The property will be sold in “as-is” condition and is not contingent upon buyer's financing, condition of property, appraisal, inspection, or any of contingencies. All information and dimensions were derived from sources believed to be accurate; however, no liability for its accuracy, errors, or omissions is assumed. All lines drawn on maps, photographs, etc. are approximate. Buyer(s) should verify the information to their satisfaction. Any announcements made auction day by Teter Auction Company will take precedence over any previously printed materials or oral statements. There are no expressed or implied warranties pertaining to the property.​​

SOIL MAPS
SURVEY INFORMATION
FSA INFORMATION
ADDITIONAL PHOTOS -