191.37 Acre Highly Tillable Farm with Exceptional Water Management

Property Description

High-quality farms offering this combination of productivity, efficiency, and long-term value are becoming increasingly difficult to find. Whether you're looking to expand your farming operation or add to your investment portfolio, this is a property you won't want to overlook.

Located in northern Whiteside County along Capp Road, this farm consists of 191.37 surveyed acres, with approximately 181 tillable acres, resulting in an impressive 95% tillable ratio. The efficient layout and high percentage of productive acreage make this an outstanding addition to any farming operation or investment portfolio.

The farm carries a published and respectable 117 weighted productivity index, with primary soil types consisting of Fayette Silt Loam and Lawson Silt Loam. What truly sets this farm apart, however, is its exceptional water management. A well-maintained perimeter dike, established terraces, and grass waterways work together to protect the productive bottom ground while promoting excellent drainage throughout the property. These improvements allow the farm to perform more like one with a 120-125 productivity index range.

The current owners worked closely with the Soil and Water Conservation District in the early 1970s to develop and implement a comprehensive water management plan. As part of that effort, a one-mile perimeter dike was constructed between the farm and Rock Creek along the northern and western boundaries. Since its construction, the dike has been exceptionally maintained and has successfully prevented flooding on the farm. From the normal high-water mark of Rock Creek to the top of the dike, there is approximately 15 feet of elevation change, providing significant protection. In addition, two terraces were installed in the south-central portion of the farm, along with numerous well-maintained grass waterways. Together, these improvements create an effective drainage system that minimizes standing water in the fields while protecting the farm from flood events.

The farm has consistently demonstrated excellent crop performance, even during years with above-average rainfall. Historical aerial imagery and vegetation index data further highlight consistently strong crop vigor and soil health across multiple growing seasons, reinforcing the property's reputation as a highly productive row-crop investment. The farm is currently leased to a long-term tenant who has taken excellent care of the property. The tillable acres are open for the 2027 growing season.

Large, contiguous fields provide an efficient farming layout with minimal wasted acreage. Long, straight rows maximize farming efficiency, while Capp Road offers excellent access to the southeast corner of the property for equipment and grain handling.

In addition to its agricultural value, the property offers scenic countryside views and several attractive locations for a future country homesite. Whether you're a local operator looking to expand, an investor seeking a quality income-producing asset, or completing a 1031 exchange, this farm represents a rare opportunity to acquire a premier tract in one of northwestern Illinois's strongest agricultural regions.