For Sale: Owatonna MLS# 7090164
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Property Description
155.4-Acre High-Productivity Tiled Farmland for Sale - Steele County, Minnesota
Prime Agricultural Investment | Near Claremont Ethanol Plant | 1031 Exchange Eligible | Estimated $300/Acre Cash Rent Potential
This is a rare opportunity to acquire a turnkey, income-producing Minnesota farm with exceptional soil quality, extensive drainage infrastructure, and strong local grain marketing advantages. Located in Aurora Township, Steele County (Section 8, T106N R19W), this 155.4-acre property (Parcel #04-008-4000, NW¼ EX-RR) has been under the dedicated care of the same operator for over 55 years, reflecting pride of consistent stewardship.
Superior Soil Productivity (CPI 91.4 Weighted Average): Among the highest in the region. Major soil types include Webster clay loam (40.9 acres), Glencoe clay loam (40.6 acres), Nicollet clay loam (29.4 acres), and Clarion loams - classic, high-yielding southern Minnesota soils ideal for corn, soybeans, and other row crops. Excellent yield potential and long-term soil health.
Extensive Drain Tile Infrastructure: The land features comprehensive drainage improvements. Historical maps from Hodgman Drainage Company (detailed 1990s installations) show thousands of feet of 4", 5", and 6" tile lines that effectively manage these naturally heavier (poorly to somewhat poorly drained) soils, maximizing tillable acres and reliability in Minnesota's climate. Full tile maps available for review.
Favorable Topography & High Usability: Gently rolling to level terrain (elevations 1, 211-1, 246 ft, mean ~1, 229 ft) with modern equipment-friendly slopes. Minimal wetlands (only 1.34 acres per National Wetland Inventory) - the vast majority is highly tillable cropland.
Strong Cash-Flow Potential: Estimated market cash rent of $300 per acre supports approximately $46, 500+ in annual gross rental income. Steele County and surrounding south-central Minnesota farmland commands premium rents for quality tiled ground due to strong tenant demand and proven productivity.
Strategic Location Near Claremont Ethanol Plant: Conveniently positioned with excellent proximity to the Al-Corn Clean Fuel ethanol plant in nearby Claremont, MN. This provides local grain buyers, shorter hauling distances, lower transportation costs, and enhanced marketing flexibility - a major operational and economic advantage for both owner-operators and absentee investors.
1031 Tax-Deferred Exchange Opportunity: Seller is seeking to relinquish this property for a replacement opportunity.
Additional Investment Highlights:
Long-term consistant operator (55+ years) ensures the property has been well-maintained with investments in drainage and soil care.
Clean, productive asset with minimal improvements beyond excellent drainage and soil base - ready for your plans or continued rental.
in one of America's most reliable agricultural regions.
Coordinates: Approx. 44.0045°N, 93.1413°W - easy to locate on mapping platforms.
This is a low-management, high-performing agricultural real estate investment in the heart of Minnesota's fertile farmland belt. Whether you are an investor, 1031 exchanger, or expanding farm operator, this property offers proven cash flow, strong fundamentals, and future appreciation potential in a stable U.S. ag market.
Detailed soil maps, topography data, full drainage tile plans are available.
Listing
Listing Status:
Active
Contingency:
None
List Price:
$1,942,375
Property Type:
Lot/Land
City:
Owatonna
County:
Steele
State:
MN
Property Style:
Lot/Land
Zip Code:
55060
Exterior
Road Responsibility:
Public Maintained Road
Road Frontage:
- Highway
- Paved Streets
Lake & Waterfront
Waterfront Present:
N
Lot & Land
Acres:
155.39
Geolocation:
44.0038186063, -93.1433578943
Inclusions:
Topographic Map
Lot Dimensions:
2625 x 2595
Restrictions:
Open
Zoning:
Agriculture
Farm
Soil Type:
Loam
Crop Type:
Beans, Corn
Tillable Acres:
144
Topography:
Level
Schools
School District:
761
District Phone:
5074448610
Financial & Taxes
Tax Year:
2025
Annual Taxes:
$10,628
Lender-owned:
No
Assessment Pending:
No
Taxes w/ Assessments:
$10,628
Association Fee Required:
No
Association Fee:
None
Taxable Acres:
155.39
Miscellaneous
Development Status:
Raw Land
Improvements:
None
Available Utilities:
- Electricity Available
- None Connected
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Local Home Mortgage Professionals
Eric Bloomstrand
Branch Sales Manager
Fairway Home Mortgage NMLS#274211
612-961-2600
Eric Bloomstrand is a Branch Sales Manager at Fairway Home Mortgage with 30+ years of experience in the mortgage banking services industry. Eric has extensive skills in construction loans, FHA financing, VA loans, USDA, and first-time buyer down payment assistance programs. He is a well-qualified finance professional with a Bachelor of Science focused in Finance and Marketing from Minnesota State University, Mankato. Helping individuals acquire their dream home is his passion.
Connect with Eric today to get started with your home purchase!
Listing provided by RMLS,
courtesy of Midwest Home and Farm Realty.
Disclaimer: The information contained in this listing has not been verified by TheMLSonline.com and should be verified by the buyer.
Disclaimer: The information contained in this listing has not been verified by TheMLSonline.com and should be verified by the buyer.