Connell Vegetable Farm
STATUS
Connell Vegetable Farm
STATUS
Description
Connell Vegetable Farm is a 110.5 acre vegetable, grain, and forage farm in Franklin County, Washington located in the Columbia River Basin. This is an opportunity to invest in a property with broad crop optionality and a value-add improvement plan to maximize the value of the established senior water rights in a region with abundant infrastructure supporting a wide variety of high-value crops.
Regional Significance
Connell Vegetable Farm is located in the Columbia Basin, a region responsible for more than $3 billion in agricultural production (2022 USDA Census of Agriculture). According to the USDA, Franklin County itself is the fourth highest producing county in Washington with over $1 billion annually. The combination of abundant water resources, semi-arid climate, and sandy and silty loam soils in this region make it an agricultural powerhouse in the United States, suitable for growing a wide variety of crops, including potatoes, onions, corn, dry beans, and a number of specialty grasses and grass seed. Franklin County supports a dense tenant base of over 1,500 farmers.
Why We Chose This Investment
Competitive Entry Price
According to Acres data, we believe this Property is being purchased at a below-market entry price based on available comparable sales of properties of similar size and quality in the same region, which is an active, tenant-dense land market.
Robust Water Resources
The high-value cropland in the Basin, including the Connell Vegetable Farm, is irrigated using surface water provided by the Bureau of Reclamation Columbia Basin Project. This project is one of the largest irrigation projects in the United States and delivers irrigation water to over 10,000 farms with a total of approximately 680,000 irrigated acres. Despite the immense scale of the project and broader basin, the Columbia Basin Project withdraws only approx. 3% of the average annual flows of the Columbia River and is considered by Washington State University to be one of the most drought-resistant irrigation systems in the United States. The Property holds irrigation rights for 108.6 acres through the South Columbia Basin Irrigation District.
Value Add Improvement To Maximize Value of Water Rights
Included in the capital raise is a $251,757 budget to improve the on-farm irrigation infrastructure and increase the amount of irrigated acres. Four additional pivot irrigation systems are expected to be added on currently non-irrigated acreage bringing total irrigated acreage up to 108.6 from the 95 currently irrigated acres. These improvements are expected to add significant value to the farm by increasing productive acres and utilizing all of the Property’s irrigation rights. As a result of the planned irrigation improvements, increased irrigated acreage, and improved farmability, the annual rental income on the farm is contracted to increase by 34% year-over-year beginning with the new lease under AcreTrader Management.
AcreTrader’s Regional Presence
The Columbia Basin is a frequent sourcing region for Acretrader Management. A four year lease beginning in 2026 has been executed with a local operator who currently farms a neighboring AcreTrader property. The Connell Vegetable Farm represents our 7th offering in the region. Acretrader Management has sourced and currently manages approximately 1,600 acres in the Basin.
Additional Details
Minimum Subscription Requirement: $1,146,000
Maximum Subscription Amount: $1,910,000
Termination Date: 1/28/2026
Please see the Financials tab and the Investment and Limited Liability Partnership Agreement for additional information. The Private Placement Memorandum (PPM) is available in the Documents tab to be viewed or downloaded. The PPM and offering descriptions should be read carefully to fully understand the objectives, risk factors, charges, and expenses of an investment.
Risk Factors
Please refer to the PPM for the full list of risk factors.
Geographic Concentration
The Company’s activities will be limited to acquiring and holding the Property as an investment and are therefore inherently concentrated in a specific geographic location. A stagnant or depressed economy in the area in which the Property is located could adversely affect the value of the Property and the Company’s ability to provide a return or any profit to investors.
Third-party property managers may not be effective
The Manager, on behalf of the Company, may retain third-party property managers who will, under the supervision of the Manager, oversee the day-to-day operations of the Property by the tenants. The success of the Company will, accordingly, depend on the performance of such third-party property managers, and their failure to successfully perform their management duties could adversely impact the Property’s results of operations and could reduce cash available for distributions to Members of the Company.
Crop Risk
Vegetable, Grain and Forage crops are planned to be grown on the Property. These commodities are subject to price volatility that could result in selling prices below break-even for the operator. Commodities are also subject to weather conditions including but not limited to drought, flood, and hail.
Farmland Risk
Farmland investments are also subject to additional risks including volatility in commodity prices, weather events or disease that could damage crops and many other operational factors.
Disclosures
Securities offered by North Capital Private Securities Corporation (“NCPS”), a broker-dealer registered with the SEC and a member of FINRA | SIPC. Their Form CRS can be viewed here.
Alternative asset investing is speculative, involves a high degree of risk, including complete loss of principal, and is not suitable for all investors. Alternative investments are illiquid, not listed on an exchange, and not a short-term investment. Distributions are not guaranteed. Changes in tax law may adversely affect offerings. This offering is a private offering and is not registered under the Securities Act or under any state securities laws or the securities laws of any other jurisdiction. There is no assurance any investment will achieve its objective.
Note that Investors are purchasing shares in a newly formed entity that will purchase this farm but are not purchasing actual acreage of the farm directly. The entity will directly own the farmland. Farmland investments are also subject to additional risks including volatility in commodity prices, water accessibility, weather events or disease that could damage crops and many other operational factors. Economic implications include potential increased production costs and reduced crop yields.
The PPM contains a complete list of all Risk Factors and should be read carefully before investing. The above presentation is based upon information supplied by the seller and others, and some images shown may be used for representative purposes and may not have been taken on location at the subject property. While AcreTrader performs extensive due diligence on the offerings on our Site, certain of the information presented in each offering may have been provided by third party sources. Therefore, AcreTrader Platform, LLC, and its respective affiliates, officers, directors or representatives (the "AT Parties") hereby advise you that while all such third party information contained herein has been provided to us from sources deemed reliable, we cannot guarantee or make representations as to its accuracy or completeness. The AT Parties undertake no obligation now or in the future to update or correct this presentation or any information contained herein.
Please be advised that certain registered representatives of NCPS who are performing sales activities on behalf of NCPS in connection with offerings on the AcreTrader Platform may also be providing services to other entities affiliated with the offerings, including but not limited to the issuer of this or other investment offerings on the AcreTrader Platform. Such services might include, but are not limited to, sourcing real estate, conducting land due diligence, negotiating real estate purchases, preparing marketing and other investor-facing materials, land management-related administrative services and authorizing investments. The registered status of such personnel creates inherent conflicts of interest for a number of reasons, including but not limited to the fact that they may gain financially from your investment, directly through commission payments or indirectly by receiving compensation from the issuer or an affiliate of the issuer. Registered representatives are not presently anticipated to receive commissions in connection with their sales activities for AcreTrader Platform offerings.