November 13, 2021 10:30 am

Lyon County, IA, Auction of 2 Feedlot Facilities and 1 Tract of Farmland. Feedlot sold for $1,800,000! Tract 2 sold for $195,000! And Tract 3 tillable and pastureland sold for $8400 per acre!

Sioux Township

Owners: AVACH Iowa Holdings, LLC

Featuring 2 Feedlot Facilities & 1 Tract Of Lyon County, IA Farmland

To Be Sold In 3 Separate Tracts!


Feedlot Property (Tract 1): 160.05 Acre Feedlot Facility Which Includes Approx. 95+/- Acres Of Tillable Farmland! This Property Features A 60 x 90 Steel Frame Building Built in 2002 With A 40 x 50 Addition Which Features A Indoor Working Facility Area, a 24 x 35 Walk-in Cooler/Freezer, Several Offices, Break Room & Storage Room! This Property Also Features 7 Steel I Beam Open Frame Permanent Cattle Shade Structures, A 36 x 140 Hoop Building, A 20 x 112 Commodity Shed, 5+ Million Gallon Lagoon With A 2 Tower Valley Irrigator, A 60 x 140 Monoslope Cattle Shed Built In 2009 With A For-Most Hyd Working Chute & More!

Buyer of Tract 1 Will Also Have The Option To Rent An Additional 154.5+/- Acres Of Farmland For 3 Years & Also Have The Option To Rent A 50 x 100 Machine Shed & 20 x 82 Commodity Shed & A  60 x 90 Concrete bunker Which Is All Located Directly West Across The Road From Tract 1


Building Site With Feedlot Facilities & Housing Eligibility (Tract 2): 18.12 Acre Building Site with a 30 X 50 insulated building & livestock working facility & 7 separate cattle yards with fence-line feedbunks & concrete aprons!


Farmland (Tract 3): 127.03 Acres of Farmland In Sioux TWP, Lyon County, IA



Tract 1 Location: 1424 Ashley Ave., Larchwood, IA or from the South edge of Larchwood, IA at the intersection of HWY 9 and 140th St go 5 miles West on 140th St. to Ashley Ave. Tract 1 is located in the Southeast corner of the intersection of Ashley Ave & 140th St. Auction signs will be posted.

Tract 2 & 3 Location: From the site of Tract 1 at the intersection of Ashley Ave & 140th St. go North on Ashley Ave for 1 3/4 mile to the site of Tract 2 & 3. Tract 2 and 3 are both on the East side of Ashley Ave. Auction signs will be posted.  All properties will be sold from the site of Tract 1


Auctioneers note: We are honored to conduct this auction for Avach Iowa Holdings LLC.! These properties were formerly part of Elanco! This is a great opportunity to purchase feedlot facilities & farmland! This is a once in a lifetime opportunity! Be sure to attend the open house today or schedule your very own private tour today!!


Legal Description of Tract 1: Parcel B in the NW1/4 of Section 33, TWP 100N, Range 48W, Lyon County, IA. Subject to all public roads and easements of record.

General Description Of Tract 1:  This great property consists of 160.05 surveyed acres with excellent feedlot facilities and 95+/- acres of tillable farmland which has great access located near a hard surface road! This property has a high quality building which is a 60 x 90 steel frame Varco Pruden building which was built in 2002 which also has a 40 x 50 addition which was added in 2004, this building features several offices, restroom, storage rooms, a 24 x 35 walk in cooler/freezer, locker rooms, break room and a indoor working facility area which features OH doors with openers which connects to a partially covered 90 x 100 concrete cattle processing area with 3 concrete sick pens! The other buildings on this property consist of a 60 x 140 monoslope cattle building which was built in 2009 which features a For-Most hyd chute with working tub/alley, a 36 x 140 Hoop building, a 20 x 112 commodity shed, a storage building and 7 open frame steel I Beam permanent cattle shade structures! This site currently has 13 separate cattle yards which all have fence line feeding, Bohlman concrete cattle fountains, concrete aprons and shade for the cattle! This site features 80,000+ Sq ft of outdoor concrete! This site was professionally engineered and features a 1,618,911 gallon settling basin and a 5,287,918 gallon lagoon with a Houle Model 50 floating pump with a 50HP elec motor and a 2 tower Valley irrigator! This properties NPDES Permit is #6061430. Buyer is responsible to transfer NPDES permit. Buyer is required to comply with all DNR regulations. This property also features approx. 95+/- tillable acres and there is also an additional 2 acres which is currently grass which could be turned into tillable in the Southwest corner of the property.  This tillable land has a corn base of 72.68 Acres with a PLC yield of 144bu.. This tillable farmland is classified as HEL. The predominant soil types of the tillable land include: 410B, B2, C2-Moody, 401D2-Crofton, 430-Ackmore, 33C-Steinauer, 710B-Wentworth, 733-Calco, 33E-Steinauer. The average CSR1 is 53.4 and the average CSR2 is 60.4 On the tillable farmland. This site has a security monitoring system and badge security perimeter entrance and large amount of perimeter fencing. This property is on Lyon REC elec and Lyon/Sioux Rural Water. The buyer of this tract will be required to inspect and update the current septic system at the buyers sole expense if it does not pass Iowa code. This is a unique opportunity to purchase an existing feedlot facility with endless room for expansion with 160.05 gross acres! The buyer of this property will have the option to rent 154.5+/- acres of tillable farmland, which has a CSR1 of 53.6 and a CSR2 of 62.3, for 3 years AND will also have the option to rent a 50 x 100 machine shed, 20 x 82 commodity shed and a 60 x 90 concrete bunker which are all located directly across the road(Ashley Ave) to the West of this property!!!! The two cattle buildings across the road on the West side of Ashley Ave will not be included in the rental option. Contact agents for rental option details. This property has a well established grove on the West and North sides with many established evergreen trees! This is one of those properties which is a once in a lifetime opportunity!!!



Legal Description of Tract 2: Parcel E in the NW1/4 of Section 21, TWP 100N, Range 48W, Lyon County, IA. Subject to all public roads and easements of record.

General Description Of Tract 2: This property consists of 18.12 surveyed acres and is in a great location! This property offers many opportunities to be used as a livestock feeding facility which would be perfect for a cow/calf operation and it also would make a great location to build a home and utilized as an acreage site!  This property consists of a 30 x 50 building built in approx. 2004 which is insulated and has been used for storage and a livestock working facility! This property also has 7 separate cattle yards which all have 16ft concrete aprons and windbreaks in each yard! This property has approx. 780ft of fence-line feedbunk! This property has several established trees! This property is on Lyon REC elec and Lyon/Sioux Rural water. This is an excellent opportunity! Properties of this size are not often available! This property will have a housing eligibility to construct a home. Buyer will be responsible to determine and comply with any zoning regulations and any and all building restrictions if any. Make plans to attend an open house on this property today!



Legal Description of Tract 3: Parcel F in the NW1/4 of Section 21, TWP 100N, Range 48W, Lyon County, IA. Subject to all public roads and easements of record.

General description of Tract 3: According to the survey, this property contains 127.03 gross acres. According to the recent survey and FSA, this farm contains approx. 90+/- tillable acres, approx. 35 acres of grassland/creek/bluff/abandoned railroad bed with the remainder in road/ditch. This farm has a corn base of 6.90 acres with a PLC yield of 144bu. This farm is classified as predominately HEL with a small portion as NHEL. The predominant soil types of the tillable farmland include: 785-Spillco, 486-Davis, 608B, C2-Dempster, 33F, G-Steinauer, 710B, C2-Wentworth, 541C, D-Esterville-Salida, 411D2-Egan, 27B-Terril, 133-Colo, 174C2-Bolan. The average CSR1 is 44.8 and the average CSR2 is 48.3. This farmland would make a great addition to your current farming operation or would make a great investment opportunity!!



Open house:  Open house at the property will be held on October 15, 2021 from 1:00 to 3:00 P.M. and on October 23, 2021 from 2:00 to 4:00 P.M. or by appointment.

Taxes: These properties were formerly zoned industrial & taxed as industrial & were recently rezoned to Ag property & the taxes will be reassessed due to this recent rezoning.

Method of Sale: Auction will be live onsite at the site of Tract 1. Tract 1 & 2 will be sold in total dollars and Tract 3 will be sold per acre. The tracts will be sold in the order listed.

Possession: Possession will be on closing day on the buildings on Tract 1 & 2 and will be on March 1, 2022 on Tract 3 and on the tillable land on Tract 1 due to the current farm lease.

Terms: Purchaser (s) will be required to pay a non-refundable 15% of the purchase price as earnest money deposit on each tract, and also agree to enter into a purchase agreement immediately following the auction with the remaining balance due and payable on closing day on or before December 17, 2021 when the buyer shall receive a clear and merchantable title to the property. This property is being sold as is as a cash sale with no finance contingencies and as is with any/all defects and encroachments if any. While every effort has been made to ensure the accuracy of the information herein, all prospective buyers are encouraged to inspect the property and verify all data provided. No warranties are expressed or implied. All footages, measurements, years built etc are not guaranteed to be correct. All buyers are encouraged to do buyers due diligence. Any lines on maps and pictures are for informational purposes only and are not guaranteed to be actual boundary lines of the property. Sellers do not warranty or guarantee that existing fences lie on the true boundary. Any announcements made day of the auction will supersede any advertisements. Buyer agrees to accommodate the seller with a 1031 tax deferred exchange. Aerial maps, soil maps and auction booklets are available upon request. This Property is being sold subject to the confirmation of the sellers. Auctioneers and Real Estate brokers are representing the sellers. If any additional information is requested, please contact auctioneers listed below.  Ryan Snell—-attorney for sellers.

Mark Zomer — 712-470-2526
Darrell Vande Vegte — 712-726-3428
Gary Van Den Berg — 712-470-2068
Ryan Zomer — 712-441-3970
Blake Zomer — 712-460-2552
Joel Westra — 605-310-6941