191.37 Acre Highly Tillable Farm with Exceptional Water Management

Not all highly productive farms are created equal. 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. PRODUCTIVE TILLABLE ACRES 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, large contiguous fields, 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. PROVEN WATER MANAGEMENT What truly sets this farm apart, however, is its exceptional water management. A well-maintained perimeter dike, established terraces, grass waterways, and tile drainage work together to protect the productive bottom ground while promoting excellent drainage throughout the property. The current owners worked closely with the Soil and Water Conservation District to develop and implement a comprehensive water management plan. As part of that effort, a one-mile perimeter dike was constructed in the 1930's between the farm and Rock Creek along the northern and western boundary of the farm. Since its construction the dike has been exceptionally maintained and has successfully prevented flooding on the farm. From the low-water mark of Rock Creek to the top of the dike, there is approximately 15 feet of elevation change on average, providing significant protection. Two terraces and numerous well-maintained grass waterways further enhance the farm's ability to efficiently manage water and protect its productive soils. In addition, there are 3 surface ditches that run east to west and dump into Rock Creek which are designed to get standing water off the field quickly. These improvements effectively allow the farm to perform more like one with a 120-125 Productivity Index range. LONG-TERM INVESTMENT OPPORTUNITY 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 for an owner-operator. For investors or non-operating buyers, the current tenant has expressed a willingness to continue leasing the farm. Beyond its exceptional agricultural value, the property also offers scenic countryside views, multiple attractive homesite locations, and excellent access from Capp Road. Healthy populations of deer, turkey, muskrat, mink, and other native wildlife provide additional recreational appeal for outdoor enthusiasts. 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. Few farms offer this combination of productive soils, proven water management, efficient field layout, and long-term investment potential in one tract. Property Features -191.37 surveyed acres -181 +/- tillable acres (95% tillable) -117 weighted Productivity Index -Fayette Silt Loam & Lawson Silt Loam are the primary soil types -Exceptional water management with established perimeter dike, terraces, and waterways -Tiled bottom ground -Highly productive ground with excellent crop performance -Strong five-year vegetation index demonstrating consistently healthy crop performance -Large, efficient field layout -Long-term tenant in place currently -Tillable acres are open for the 2027 growing season -Existing survey completed -Multiple excellent build site locations -Outstanding long-term owner/operator or investment opportunity -2025 taxes totaled $7,572 -Located 15 minutes northeast of Morrison, IL