Mendota Township Farms

275.04± Acres will be Offered in 4 Tracts! S35&36, T36N, R1E S1&2, T35N, R1E LaSalle County, IL
Sold $4,098,587

275.04 acres, m/l, located 2.5 miles East of Mendota, IL.  Will be offered in 4 parcels via the Choice method.


This Class A soil farmland is located adjacent to the I-39/US Hwy 34 interchange at Mendota Illinois.  Frontage on US Hwy 34, E 525th Road, and N 42nd Road.


Seller is States Duvall, Inc.  Attorney for Seller is The Cantlin Law Firm located in Ottawa, IL.


Sections 35 & 36, Mendota Township.  Sections 1 & 2, Troy Grove Township.



Tuesday, January 18, 2022 at 10:00 a.m.

-Virtual Online Only Auction-



Ray Brownfield

630-258-4800 (Call/Text)



Rob Warmbir

815-693-4063 (Call/Text)



Jason Lestina

815-546-8276 (Call/Text)


Sandy Nehring


Mendota Township Auction Terms and Conditions



This is a four-tract auction.  All tracts will be offered as a "Choice" auction method.  The "Choice" auction method allows the high bidder to choose which tract(s) they would like to purchase.  If there are remaining tract(s) after the high bidder decides, the remaining tract(s) will be offered with another round of bidding.  Tracts will not be combined at the end.  Bids will be taken ONLINE ONLY.  If you are bidding for a partnership, corporation, or other entity, a document authorizing you to bid and sign a purchase agreement on behalf of the entity is required.



Bidding is not conditional upon financing.  Be certain financing has been arranged, if needed, and that you are capable of paying cash at closing.


Acceptance of Bid Prices

All successful bidders will sign a purchase agreement immediately following the close of bidding.


Down Payment

A ten percent (10%) earnest money deposit, of the total purchase agreement price, will be due immediately after being declared the buyer.  The down payment may be paid in the form of a personal check, business check, cashier's check, or wire transfer.  The balance of the gross sale price is due at closing.



Closing shall take place thirty (30) days after January 18, 2022, or as soon thereafter as applicable closing documents are completed.  The anticipated closing date is on or before February 18, 2022.



Farm Lease

Possession will be granted at closing.  The 2022 cash rental lease (261.90 tillable acres at $275.00 per acre = $72,022.50, payable March 1 and December 15 in equal payments), including building, fully executed on December 6, 2021, with all contained terms and conditions, to be assumed by the buyer(s) at closing.  In addition, a credit of $125 per tillable acre will be granted to the buyer(s) at closing.



Vacant as of January 1, 2022.



Seller shall provide an Owner's Policy of Title Insurance, in the amount of the purchase price, and shall also provide a deed conveying the property to the buyer(s).


Real Estate Taxes and Assessments

Seller will credit, at closing, the 2021 real estate taxes payable in 2022 based upon the most recent real estate tax information available.  2022 real estate taxes payable in 2023, and all future real estate taxes, with no adjustments after closing, to be paid by buyer.



All tracts are surveyed and will be sold based on surveyed acres.


Mineral Rights

All mineral rights owned by the Seller will be conveyed at closing.



Land Pro LLC and its representatives are exclusive agents of the Seller.


Disclaimer and Absence of Warranties

All information and all related materials are subject to the terms and conditions outlined in the purchase agreement.  Announcements made by the auctioneer before and during the auction will take precedence over any previously printed material or any other oral statements made.  The property is being sold on an "AS IS, WHERE IS, WITH ALL FAULTS" basis, and no warranty or representation, either expressed or implied, concerning the condition of the property is made by the Seller, Land Pro LLC, or its representatives.  Each potential bidder is responsible for conducting his or her own independent inspections, investigations, inquiries, and due diligence concerning this property.  The property information is believed to be accurate but is subject to verification by all parties relying on the information.  No liability for its accuracy, errors, or omissions is assumed by the Seller, Land Pro LLC, or its representatives.  All sketches and dimensions are approximate.  Photographs are used for illustrative purposes only.  Conduct at the auction and increments of the bidding are at the discretion of the auctioneer.  The Seller, Land Pro LLC, and its representatives reserve the right to preclude any person from bidding and to remove any person from the auction if there is any question as to the person's credentials, fitness, conduct, etc.  With the permission of Land Pro LLC, this sale may be recorded and/or videotaped.  Seller, Land Pro LLC, and its representatives disclaim any and all responsibility for bidder's safety during any physical inspection of the property.  All decisions of the auctioneer are final.  Neither the auctioneer nor the online bidding software and service provider shall be held responsible for a missed bid or the failure of the software to function properly for any reason.



States Duvall, Inc.


Designated Managing Broker

Ray L. Brownfield ALC AFM

Land Pro LLC

IL License 471.002495 (Real Estate)



Robert J. "Rob" Warmbir

RW Property Services, LLC

IL License 441.002377 (Auctioneer)