Union County
Expansive CRP Farm With Income, Incredible Habitat And Hunting In South Central Union County
Nighthawk Ave. Arispe, IA 50830
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Description
This is the type of farm that makes you look twice - because it hunts better than it should for a property with this level of income. Spanning 283.92 acres in Union County, south of Afton and just north of Arispe, this farm blends serious CRP revenue with proven whitetail, upland and turkey hunting in a way that’s increasingly hard to find in south-central Iowa.
This tract is heavily focused on cover and habitat, with 206.76 acres enrolled in CRP producing $54,866/year, plus a 24-acre cash rent lease paying $4,370/year, and a potential hunting lease estimated at $2,000/year. That’s $61,236 in total annual income, delivering an attractive 3.35% ROI at list price - a strong number for a property that still checks the recreational boxes. Many CRP farms in south-central Iowa are either “income first, recreation second” (big open fields, limited edge/structure) or “trophy potential with thin income.” This one lands in the sweet spot: competitive cashflow and legitimate hunting.
From a recreation standpoint, the farm sets up with the kind of diversity that consistently produces game: warm season grasses, timber draws and pockets of brush and cedars that create bedding, thermal cover and travel corridors. The result is a property with proven history - multiple quality whitetail bucks taken over the past five years, plus the habitat and layout to keep producing. Add in excellent upland hunting (pheasants & quail) and strong turkey numbers, and you’ve got a place that’s fun to own even when you’re not in a treestand.
If you’re looking for a south-central Iowa CRP farm that feels like a hunting farm - but performs like an investment - this one deserves a hard look.
Summary
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Land Details
Timber
Enrolled in Government Program
Pond
Improvements/Features
Small Game, Big Game, Upland Game, Predators, Creek/Spring, Seller's Mineral Rights Convey
Details
- 283.92 taxable acres m/l in Union County - south of Afton and just north of Arispe
- 206.76 acres enrolled in CRP CP-42 paying $54,866 annually - current contract expires 9/30/2026
- 24 additional tillable acres are cash rented for $180/acre or $4,370/year
- Potential future hunting lease income of $2,000/year
- Total farm income of $61,236.00
- 3.35% ROI at list price - very competitive for CRP farms with true recreational upside
- Diverse habitat: warm season grasses, timber draws, 2 ponds, brush and cedars
- Proven whitetail history with multiple quality bucks taken in the last 5 years
- Strong bedding/thermal cover and natural travel corridors for consistent deer movement
- Excellent upland potential for pheasants and quail
- Great turkey hunting with quality roosting and nesting cover
- A rare “income + hunting” combination - enjoy the farm while it pays you to own it
- Located in Section 7 of Sand Creek Township (71N) Range 29 West
- East Union Community School District
- Property Taxes: $4,288.00
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The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker, its Agents, or the Seller. Access to property, access to utilities, or any measurements including but not limited to, acreage, square footage, frontage, and mapping boundary lines shared herein has not been independently verified and is for purposes of marketing only. If exact measurements, access to property, or access to utilities is a concern, the property should be independently measured or investigated by the prospective buyer.
COOPERATING BROKER COMPENSATION: Please contact Listing Agent/Broker for terms of cooperating Buyer Broker compensation. Terms of compensation, if any, shall be ascertained by cooperating brokers before beginning efforts to accept the offer of cooperation. Buyer's Agents/Brokers must be identified, by Buyers and/or their Brokers/Agents, on the first contact with Listing Broker/Agents to receive compensation. Otherwise, compensation will be at the sole discretion of the Seller, Broker, and Whitetail Properties Real Estate, LLC.
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The information contained herein is deemed reliable but is not warranted or guaranteed by the Broker or Seller. The Broker (Whitetail Properties) does not assume liability for typographical errors, misprints, nor for misinformation that may have been given to us. All property is subject to change, withdrawal, or prior sale. Whitetail Properties Real Estate, LLC DBA Whitetail Properties, DBA Whitetail Properties Real Estate. In the States of Nebraska & North Dakota DBA Whitetail Trophy Properties Real Estate LLC. Licensed in CO, MN, ND, SD, TN & WI - Jeffrey Evans, Broker. Licensed in FL, KS & MO - Jefferson Kirk Gilbert, Broker. Licensed in TX - Joey Bellington, Broker. Licensed in IN - Dan Bates, Broker. Licensed in AL, MS, LA, - Todd Edwards, Broker. Licensed in TN – Thomas Crutcher, Broker. Licensed in TN & MS- Josh Monk, Broker. Licensed in AR - Anthony Chrisco, Broker. Licensed in NC, SC, VA - Chip Camp, Broker. Licensed in IA, - Richard F. Baugh, Broker. Licensed in IL, MI – Ronnie Strong, Broker. Licensed in IL, MD, WV - Debbie S. Laux, Broker. Licensed in ID, MT, OR, UT, WA, WY & NV, AZ - Aaron Milliken, Broker. Licensed in NY - John Myers, Real Estate Broker. Licensed in OK - Dean Anderson, Broker. Licensed in KY, ME, NH, NM & VT - Derek Fisher, Broker. Licensed in OH - Jeremy Schaefer, Principal Broker. Licensed in NE - Jason Schendt, Broker. Licensed in PA- Jack Brown, Broker. Licensed in GA – Grantson Martin, Broker.