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STATUS
STATUS
Corn
SoybeansCapital Being Raised
Total Acres
Price/Unit
Est. Ownership Duration
Min. Investment
1:00 PM Central
The Mount Auburn Farm is a 164.4 acre corn and soybean farm located in Christian County, Illinois. We believe this farm is attractive due to the relative purchase price and value-add improvement project for a property that resides in a highly competitive, major row crop region.
An improvement budget of $160,000 is included in the capital raise to install pattern tile drainage across the property. Sawmill silty clay loam represents 88% of the soils on the property. According to the University of Illinois Bulletin 811, the base productivity index (PI) for Sawmill silty clay loam is 139, however the soil type carries the modifier of “frequently flooded”, which adjusts the official rating down to 125 PI. If the drainage is modified and mitigated, the soil is structurally capable of producing yields closer to its 139 PI baseline. Installing pattern tile drainage transforms the Sawmill soil by lowering the water table, allows earlier planting, and encourages deep root systems. As an example of the value add, a lease has been executed with a local operator at a base rate of $375 per acre. Upon completion of the improvement project, the base rate increases to $450 per acre.
The Property is leased to a local operator for a three-year term beginning in 2027 at a base rate of $375 per tillable acre, increasing to $450 per tillable acre following the completion of the pattern tile drainage project. Additionally, the lease includes a flex component, which provides for payment of base rent and an opportunity for potential bonus rent in the event of higher crop yields and/or higher commodity prices.
According to Acres(1) 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. Please see page 15 of the Private Placement Memorandum for details.
As of 2025, the USDA reports Illinois as the second largest corn producer and largest soybean producer in the United States. Christian County in particular ranks inside the top 2% of counties nationally for grain and oilseed production with over 310,000 acres annually across the two crops as of the 2022 USDA Census of Agriculture. According to the 2022 Census of Agriculture, Christian County had 1,300 registered operators with 22% of those operating 500 acres or more.
Illinois is a frequent sourcing region for AcreTrader (AT). The Mount Auburn Farm represents our 42nd offering in the state and 1st in Christian County. AT has sourced and managed over 6,620 acres in Illinois. AcreTrader has successfully completed the sale of 26 farms in the region with realized net IRR’s of 5.4%, 30.3%, 11%, 12.5%, 17%, 14.9%, 12.3%, 11%, 5.1%, 15%, 8%, 8.3%, 7%, 0.7%, 5.7%, 4.3%, 9.6%, 5.1%, 8.1%, 6.5%, 10.6%, 10.4%, 7.7%, 5.2%, 7.1%, and 5.3%, respectively. The complete list of AcreTrader exited investments is available here.
Minimum Subscription Requirement: $1,155,000
Maximum Subscription Amount: $1,925,000
Termination Date: 1/7/2027
5-10 year target hold period is anticipated.
Please see the Financials tab and the Investment and Limited Liability Company 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.
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
Corn and Soybeans 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.
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.
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