Adobe PDF Sale Bill

Prime Delaware County
Farm Land


OCTOBER 23, 2019
10:00 AM


SOLD $11,600.00 PER ACRE

Berniece Mae Cocking Estate
76.64 Taxable Acres
NHEL - 88.9 CSR2
All Tillable

Land Location

At the junction of Highway 13 & Highway 20 at the southwest edge of Manchester, Iowa take Highway 13 south approximately 3 miles to hard surface 255th Street then west approximately 3 miles on 255th Street.

Land is located in the northwest corner of the intersection of 255th Street and 130th Avenue.  Generally considered the east half of the northeast quater of Section 21 of Prairie Township

The below are ADOBE PDF Files

Agri Data (Surety Mapping Service) Soils

Agri Data (Surety Mapping Service) Aerial

Farm Service Agency Aerial

Farm Service Agency 156EZ

Delaware County Assessor Aerial

Delaware County Assessor Data

More Delaware County Assessor Data


Auction Site

To be held at Manchester Livestock Auction
1624 220th Street
just north & east of the junction of Highways 20 & 13

Auctioneer's Remarks

We're very pleased to be chosen to conduct this auction.  Locally known as the Kennedy Farm.   Berniece was born here when there were buildings & house in 1937 the daughter of Robert & Margaret (Barr) Kennedy.  To assist in settling the Estate it is now time to change the history of this outstanding tract of land.


We strongly suggest you do your fact finding and financial preparation so you can take advantage of this great opportunity to purchase a smaller high producing tract of land with top markets nearby.


An unknown amount of tile has been added but none recently and no maps are available.


Real Estate Auction Terms

Cash Sale.  Bidding will be by the acre times 76.64 taxable acres. The highest bidder will pay $50,000.00 sale day as irrevocable earnest money and sign a Written Confirmation Of Sale Of Real Estate At Public Auction (purchase agreement) which will call for the unpaid balance to be paid in full on delivery of deed and merchantable abstract of title anticipated to be early to mid December.


Possession upon delivery of deed, merchantable abstract and final settlement and subject to the 2019 cropland lease - - - the tenant has been timely notified of lease termination giving you complete possession for the 2020 crop year (by verbal commitment the new owner may obtain possession upon completion of this year's corn crop harvest combined with final settlement).


Seller retains 100% of the 2019 cropland rent.


Annual real estate taxes of $2,940.00 will be paid current and the remaining amount owed by seller will be prorated to date of settlement.


Closing will occur at the offices of Waterhouse Realty & Auctioneers acting as Seller's Agent only @ 1624 220th Street, Manchester, Iowa.


Purchase is made without buyer contingency of any kind and is based solely on purchaser's judgment selling "as is where is with all faults and/or merits known or unknown, seen or unseen".


All measurements, descriptions, and other details have been obtained from sources deemed reliable.  Verification of any or all items are considered to be made by prospective purchaser's finding of facts, both off & on premises.


The Seller, Seller's Legal Counsel and Fiduciaries, and the Auction Firm assume no liability for errors and/or omissions. Land is selling subject to easements of record for roads and utilities.


Final sale is subject to confirmation of the owner, however, we strongly suggest you do your fact finding, make your financial arrangements, and attend this auction prepared to be the new owner .  A GREAT OPPORTUNITY definitely worth your consideration.




Per Farm Service Agency:
76.75 DCP cropland; 76.75 corn base acres
PLC yield 146; all classified as NHEL; no CRP acres


AgriData (Surety Mapping) shows a farm weighted
CSR2 of 88.9 and only 3 types soil:

64.1% (49.17 acres) Kenyon Loam 83B CSR2 of 90.0

29% (22.29 acres) Clyde Floyd 391B CSR2 of 87.0

6.9% (5.29 acres) Cresken Clay Loam 883B CSR2 of 86.0



Not Responsible For Accidents Or Theft Anytime


Auction ............. The Sound That Moves Millions, Both People & Dollars

Realty & Auctioneers
Manchester, Iowa  563 927-3660
563 920-0361 Marvin Cell    563 920-2082 David Cell