Description

An exceptional Eastern Iowa land opportunity, this 80.47-acre tract combines reliable annual income, long-term appreciation, and recreational value in a highly accessible Muscatine County location. Situated within a proven tri-county agricultural corridor near Cedar and Scott Counties, the property benefits from strong tenant demand, established CRP income, and convenient access via I-80 and Highway 61.

Investment Opportunity
The farm is open for the 2026 crop year, with full possession available March 1, 2026. Local operators have already expressed interest in leasing the tillable acres at $350 per acre or higher, positioning the property to generate a projected 3%+ return when combined with existing CRP income.

The property includes 71.49 FSA acres, consisting of 51.04 acres of productive row crop ground and 20.45 acres enrolled in the Conservation Reserve Program (CRP), which generates $5,144 annually through 2032. This combination provides a stable income base while maintaining long-term flexibility for future ownership strategies.

In addition to agricultural income, the property offers the option to lease hunting rights, commonly valued at $1,000 or more annually, providing additional revenue without impacting farm operations.

Recreational & Habitat Value
The CRP acres are enrolled in the Iowa Pheasant Recovery Program, offering high- quality upland bird habitat and excellent bedding cover for whitetail deer. Natural travel corridors and surrounding cropland contribute to consistent wildlife movement, enhancing the recreational appeal of the property.

This balance of income production and habitat value allows the farm to function as both a financial asset and recreational holding, with flexibility to retain or lease the hunting rights depending on ownership goals.

Property Details

80.47 gross acres
71.49 FSA acres
51.04 tillable acres with strong cash rent demand ($350+/acre)
20.45 CRP acres earning $5,144 annually through 2032
Projected 3%+ ROI at asking price
Optional hunting lease income: $1,000+ annually
CSR2: 80.17
16’ x 16’ grain bin on site
Estimated annual taxes: $2,874
Full possession: March 1, 2026
CRP contract active through 2032

Prime Location

Approximately 3.5 miles from I-80
Minutes from Walcott and Durant
Approximately 15 minutes to Davenport
Approximately 20 minutes to Muscatine
Approximately 30 minutes to Iowa City

This central location supports both operational efficiency and long-term market demand.

Directions:
From the West (Durant):
Travel east on County Road F58 / US-6 for approximately 2 miles. Turn right (south) on Verde Avenue. The property is located 0.2 miles on the west side of the road.

From the East (Walcott / I-80):
Take I-80 Exit 277 toward Durant. Travel south on County Road Y26 for 2.1 miles, then turn left (east) on County Road F58 / US-6 for 2 miles. Turn right (south) on Verde Avenue. The property is located 0.2 miles on the west side of the road.