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    Productive Farmland with Hunting Potential Title is generated by Realmo AI

    Tbd Highway 56, Le Roy, MN 55951

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    Claim this Listing
    For Sale
    Under Contract
    $1,349,000

    Lots & Land - Le Roy Twp, MN

    Lot size:
    195.27 Acres
    Added:
    Jun 3, 2025
    Days on Market:
    353
    Last Refresh:
    May 21 at 12:06 pm

    Property Features for Tbd Highway 56

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Agriculture
    Standard status
    Active Under Contract
    APN
    090300013
    Lot size
    195.27 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    6884

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Mark Nelson

    Listing agent Mark Nelson

    Listing office Timber Ghost Realty LLC 2559 East 7th Ave, North St Paul, MN

    Listing date Jun 3, 2025

    MLS# 6730936 Listing URL

    Copyright © 2026 Northstar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Over 140 acres of highly productive tillable land with an average CPI of 68.7, ideal for corn and soybean production.
    • Strong income‑producing potential with market rental rates exceeding $345 per acre annually.
    • Located just off Highway 56 and minutes from major grain markets, providing excellent access and logistical advantages.
    • 45+ acres of mature hardwoods offering value through timber and exceptional whitetail hunting opportunities.
    • Several prime building sites nestled among the woods.
    • Flowing sand‑bottom creek traverses the property and connects to the Upper Iowa River.

    Overview

    This 195.27-acre farm in Mower County, Southern Minnesota, presents an agricultural investment opportunity. The property features over 140 acres of tillable ground with an average Crop Productivity Index (CPI) of 68.7, along with over 45 acres of mature hardwoods. Located off Highway 56 and near grain markets, the property is suited for profitability and access. The current market rate for tillable land in the area exceeds $345 per acre annually in cash rent. The land is ideal for corn and soybean production. The mature timber provides whitetail hunting opportunities. Several building sites are nestled among the woods. A sand-bottom creek traverses the property and connects to the Upper Iowa River. Two neighboring parcels are also available. The property offers a mix of agriculture and recreation.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Le Roy
    County
    Mower
    State
    Minnesota
    Longitude
    -92.5093
    Latitude
    43.5873

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    FAQs

    What type of property is this?
    Farm - 195.27-acre farm with tillable land, timber, and recreational opportunities.
    Where is this farm located?
    The property is located at Tbd Highway 56 Le Roy, MN.
    What is the asking price?
    The asking price for this property is $1,349,000.
    What are key features of this property?
    This property features: Over 140 acres of highly productive tillable land with an average CPI of 68.7, ideal for corn and soybean production.; Strong income‑producing potential with market rental rates exceeding $345 per acre annually.; Located just off Highway 56 and minutes from major grain markets, providing excellent access and logistical advantages.
    (651) 329-0873
    We can help!
    Listing Contact
    Mark Nelson
    Real Estate License ID: 9249194
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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