Guthrie County, IA
189.13 Acres M/L

Oak Avenue
Bagley, IA 50023

Price	$2,318,842
Listing	#19526

Senior Land Agent

Matt Adams

Office: 855.800.LAND
Mobile: 515.423.9235
Matt@PeoplesCompany.com

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Land Agent

David Blum

Office: 855.800.LAND
Mobile: 712.830.2585
David.Blum@PeoplesCompany.com

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Description

Guthrie County, Iowa Farmland Available! Peoples Company is pleased to offer 189.13 acres m/l of high-quality, contiguous Guthrie County farmland located approximately one mile west of Bagley, Iowa, in Section 4 of Dodge Township, and just south of the Greene and Guthrie County line. This farm combines strong soil types and a desirable location in one of Guthrie County's premier agricultural areas.

The farm includes an estimated 184.56 FSA cropland acres classified as NHEL (Non-Highly Erodible Land). The tillable acres have an impressive CSR2 soil rating of 80.5 and over 70% of the farm carries an average CSR2 soil rating of 84 or higher, beating both the Guthrie County and Green County averages. Primary soil types on the farm include Webster clay loam, Clarion loam, and Wadena loam. Of the cropland acres, there are currently an estimated 3.05 acres that are being farmed in the 66-foot wide parcel that gives access to the farm.

Access to the farm is from Oak Avenue via a 66-foot wide surveyed access parcel, #0000318802 on the Guthrie County Assessor Website. See the 'Access Parcel Survey' found under the attachments for more details. State Highway 141 is located less than one-half mile away and State Highway 25 is approximately 1.5 miles west of the property, providing efficient transportation for equipment and grain marketing opportunities. POET Bioprocessing ethanol plant and Landus Co-op grain markets are both located within 8 miles of the farm.

An open ditch runs through the property with an established crossing in place to access the eastern side of the tract. Water runs through the farm from north to southeast with water exiting the farm to the east via Mosquito Creek. The open ditch offers efficient outlets for any future tile improvements. Older private tile exists on the farm, and more information is available via the listing agents. The property is leased to a reputable local operator for the 2026 growing season. The current lease will be terminated, and the farm will be available for the 2027 growing season.

Whether you are an investor seeking a quality land asset, a 1031 exchange buyer, or an owner-operator looking to expand your operation, this farm provides a great opportunity to add a large, contiguous tract of productive acres in the northern Guthrie County corridor.

Legal Description

Parcel C of the South Half (S ½), EXCEPT Lot 1 of Parcel C, of Section Four (4), Township Eighty-one (81) North, Range Thirty-one (31) West of the 5th P.M. in Guthrie County, Iowa
AND
Parcel D of Section Four (4), Township Eighty-one (81) North, Range Thirty-one (31) West of the 5th P.M. in Guthrie County, Iowa
AND
Lot 1 of Parcel E located in the Southwest Quarter (SW ¼) of Section Four (4), Township Eighty-one (81) North, Range Thirty-one (31) West of the 5th P.M. in Guthrie County, Iowa as described and depicted in Plat of Survey dated January 6th, 2026, and filed January 14th, 2026, as document No. 2026-0125

Exact legal to be taken from the abstract.

Directions

From Bagley, Iowa: Travel west on Iowa Highway 141 for 2 miles until reaching Oak Avenue. Turn right (north) onto Oak Avenue and travel north for 0.5 miles. Access to the farm is via a 66-foot-wide parcel #0000318802 from Oak Avenue. Look for the Peoples Company signage.

From Bayard, Iowa: Travel east on Iowa Highway 141 for 4 miles until reaching Oak Avenue. Turn left (north) onto Oak Avenue and travel north for 0.5 miles. Access to the farm is via a 66-foot-wide parcel #0000318802 from Oak Avenue. Look for the Peoples Company signage.

Sign On Property: Yes
MLS Number: 745528
Parcel Number: 0000318501, 0000319203, 0000318802
School District: Panorama Community Schools
General Area: Just West of Bagley, Iowa
Net Taxes: $6,442.00
CSR2: 80.5
Zoning: Ag

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