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Auction Date: 11/25/2025      Auction Time: 11:00 AM CT

Auction Held At: American Legion, 312 Clark St, Richmond, MO 64085

Survey has been completed. 204± acres now 209.18± surveyed acres

Entire Farm Description:

Ranch and Farm Auctions is proud to bring this Missouri River Bottom Tillable Farm to auction for the Charles and Eleanor Cavanah Family Trust.  This 204± acre, now 209.18± surveyed acres,  tillable farm features 202.44 FSA tillable acres.  We are offering the farm in two tracts. Tract 1: 60.50± acres and Tract 2: 148.68± acres.  A survey was conducted to determine the final acreage. The farm is located in the fertile river bottoms near Henrietta.  It features good road frontage for easy access to getting in equipment and hauling out grain.  It is also less than 1 ½ miles from 13 HWY for quick access to a major highway.  There is a lease in place until the 2025 crop is harvested and open tenancy for the 2026 growing season.  If a non-farming entity were to be the successful bidder, the current tenant would be interested in negotiating a new lease going forward.  Whether you are a local farmer looking to expand your operation or an investor looking to diversify your portfolio, you need to consider this opportunity.  Join us in person or online for the auction.

• 204± acres now 209.18± surveyed acres Missouri River Bottom Tillable Farm

• 202.44 FSA Tillable

• Offer in 2 tracts

• Tract 1 60.50± acres

• Tract 2 148.68± acres

• A survey was conducted to determine the final acreages

• Nearly ½ of the soils are considered class 1, Norborne very fine sandy loam and Cotter silt loam

Tract 1 Description: 60 ± acres now 60.50± surveyed acres

Tract 1 is 60.50± acres, nearly all tillable.  A survey was conducted to determine the final acreage. The farm is located in the fertile river bottoms near Henrietta.  It features good road frontage for easy access to getting in equipment and hauling out grain.  It is also less than 1 ½ miles from 13 HWY for quick access to a major highway.  There is a lease in place until the 2025 crop is harvested and open tenancy for the 2026 growing season.  If a non-farming entity were to be the successful bidder, the current tenant would be interested in negotiating a new lease going forward.  Whether you are a local farmer looking to expand your operation or an investor looking to diversify your portfolio, you need to consider this opportunity.  Join us in person or online for the auction.

• Tract 1 60± acres now 60.50± surveyed acres
• A survey was conducted to determine the final acreages
• Nearly ½ of the soils are considered class 1, Norborne very fine sandy loam and Cotter silt loam
• Real Estate Taxes $326.84
• Drainage District Taxes $1,045.88

Tract #:  1

Deeded Acres:  60± acres now 60.50± surveyed acres

FSA Farmland Acres:  60±

Soil Types:  Norborne very fine sandy loam, Cotter silt loam, Booker silty clay

Soil PI/NCCPI/CSR2:  52.49 NCCPI, much in the high 80’s

CRP Acres/Payment: NA

Taxes:  $600

Lease Status:  Open Tenancy for 2026 crop year

Possession:  At Closing

Survey Needed?:  Yes.  A survey has been completed

Brief Legal:  The East 990' Of The Ne1/4 Less Road R.O.W. of S10, T51N, R27W

PIDs:  15-02-10-00-000-001.000

Lat/Lon:  39.246, -93.9106

Zip Code: 64036

Tract 2 Description: 144± acres now 148.68± surveyed acres

Tract 2 is 148.68± acres, nearly all tillable.  A survey was conducted to determine the final acreage; the website will be updated as soon as it is completed.   The farm is located in the fertile river bottoms near Henrietta.  It features good road frontage for easy access to getting in equipment and hauling out grain.  It is also less than 1 ½ miles from 13 HWY for quick access to a major highway.  There is a lease in place until the 2025 crop is harvested and open tenancy for the 2026 growing season.  If a non-farming entity were to be the successful bidder, the current tenant would be interested in negotiating a new lease going forward.  Whether you are a local farmer looking to expand your operation or an investor looking to diversify your portfolio, you need to consider this opportunity.  Join us in person or online for the auction.

• Tract 2 144± acres now 148.68± surveyed acres
• A survey was conducted to determine the final acreages
• Nearly ½ of the soils are considered class 1, Norborne very fine sandy loam and Cotter silt loam
• Real Estate Taxes $ 799.11
• Drainage District Taxes $1,916.25

Tract #:  2

Deeded Acres:  144± acres now 148.68± surveyed acres

FSA Farmland Acres:  142.43±

Soil Types:  Norborne very fine sandy loam, Cotter silt loam, Modale silt loam, Booker silty clay

Soil PI/NCCPI/CSR2:  55.45 NCCPI, much in the high 80’s

CRP Acres/Payment: NA

Taxes:  900

Lease Status:  Open Tenancy for 2026 crop year

Possession:  At Closing

Survey Needed?:  Yes.  A survey has been completed

Brief Legal:  All That Part Of Nw1/4 Lying N Of Norfolk Western R.R. Less R.O.W. For Atchinson Topeka & Santa Fe R.R. & Less County Road R.O.W. of S11, T51N, R27W

PIDs:  15-01-11-00-000-003.000

Lat/Lon:  39.2461, -93.9045

Zip Code: 64036

Tract 1 Description: 60 ± acres now 60.50± surveyed acres

Tract 1 is 60.50± acres, nearly all tillable.  A survey was conducted to determine the final acreage. The farm is located in the fertile river bottoms near Henrietta.  It features good road frontage for easy access to getting in equipment and hauling out grain.  It is also less than 1 ½ miles from 13 HWY for quick access to a major highway.  There is a lease in place until the 2025 crop is harvested and open tenancy for the 2026 growing season.  If a non-farming entity were to be the successful bidder, the current tenant would be interested in negotiating a new lease going forward.  Whether you are a local farmer looking to expand your operation or an investor looking to diversify your portfolio, you need to consider this opportunity.  Join us in person or online for the auction.

• Tract 1 60± acres now 60.50± surveyed acres
• A survey was conducted to determine the final acreages
• Nearly ½ of the soils are considered class 1, Norborne very fine sandy loam and Cotter silt loam
• Real Estate Taxes $326.84
• Drainage District Taxes $1,045.88

Tract #:  1

Deeded Acres:  60± acres now 60.50± surveyed acres

FSA Farmland Acres:  60±

Soil Types:  Norborne very fine sandy loam, Cotter silt loam, Booker silty clay

Soil PI/NCCPI/CSR2:  52.49 NCCPI, much in the high 80’s

CRP Acres/Payment: NA

Taxes:  $600

Lease Status:  Open Tenancy for 2026 crop year

Possession:  At Closing

Survey Needed?:  Yes.  A survey has been completed

Brief Legal:  The East 990' Of The Ne1/4 Less Road R.O.W. of S10, T51N, R27W

PIDs:  15-02-10-00-000-001.000

Lat/Lon:  39.246, -93.9106

Zip Code: 64036

Tract 2 Description: 144± acres now 148.68± surveyed acres

Tract 2 is 148.68± acres, nearly all tillable.  A survey was conducted to determine the final acreage; the website will be updated as soon as it is completed.   The farm is located in the fertile river bottoms near Henrietta.  It features good road frontage for easy access to getting in equipment and hauling out grain.  It is also less than 1 ½ miles from 13 HWY for quick access to a major highway.  There is a lease in place until the 2025 crop is harvested and open tenancy for the 2026 growing season.  If a non-farming entity were to be the successful bidder, the current tenant would be interested in negotiating a new lease going forward.  Whether you are a local farmer looking to expand your operation or an investor looking to diversify your portfolio, you need to consider this opportunity.  Join us in person or online for the auction.

• Tract 2 144± acres now 148.68± surveyed acres
• A survey was conducted to determine the final acreages
• Nearly ½ of the soils are considered class 1, Norborne very fine sandy loam and Cotter silt loam
• Real Estate Taxes $ 799.11
• Drainage District Taxes $1,916.25

Tract #:  2

Deeded Acres:  144± acres now 148.68± surveyed acres

FSA Farmland Acres:  142.43±

Soil Types:  Norborne very fine sandy loam, Cotter silt loam, Modale silt loam, Booker silty clay

Soil PI/NCCPI/CSR2:  55.45 NCCPI, much in the high 80’s

CRP Acres/Payment: NA

Taxes:  900

Lease Status:  Open Tenancy for 2026 crop year

Possession:  At Closing

Survey Needed?:  Yes.  A survey has been completed

Brief Legal:  All That Part Of Nw1/4 Lying N Of Norfolk Western R.R. Less R.O.W. For Atchinson Topeka & Santa Fe R.R. & Less County Road R.O.W. of S11, T51N, R27W

PIDs:  15-01-11-00-000-003.000

Lat/Lon:  39.2461, -93.9045

Zip Code: 64036