Jared Oachs

Licensed RE Agent | Licensed CG Appraiser | Recovering Ag Lender | Moonlighting 5th Gen. Farmer

[Jared Oachs @AgassizAg]

So according to this research, maybe phantom yield loss isn't all that phantom?

[AgWeb Editors @AgWebEditor]

Recent university studies find that corn kernels usually hold their weight through the dry-down process while pinpointing the operational realities that lead to missing grain. https://t.co/QFIwVUWVwK

[Jared Oachs @AgassizAg]

First full day in Alaska, and we already found some red paint to remind us of home. Still searching for the first corn field…

[Jared Oachs @AgassizAg]

@FarmerTheta Depends which end of the county the land is. 😎

[Jared Oachs @AgassizAg]

@embdenhaymaker @gwiesefarms The most profitable? Usually 4th-5th gen operations, own 70-80% of their balance sheet and operate within their means with minimal IT debt and below avg cost of living ~ cost of a new Z06 vette. Their banker wishes they borrowed more, but they won’t.

[Jared Oachs @AgassizAg]

The Minnesota chapter of Farm Mgrs and Rural Appraisers (ASFMRA) has completed their 2025 Land Value Cash Rent Survey - download is available for the public at the following link: https://t.co/IaNBkU7UmM

#MNASFMRA #AgTwitter

[Jared Oachs @AgassizAg]

@FarmerTheta @schuelkecorn @KurtBenkert You missed Sons of Norway and Cork & Cleaver. Fort Saloon in Aber is also worth the jog south.

[Jared Oachs @AgassizAg]

@5150Farms Make sure to have an appraisal performed on your behalf for negotiations. The permanent easement, drainage tile impacts, compaction, farmability impacts, etc., all needs to be considered.

[Jared Oachs @AgassizAg]

@agturbobrazil I think to best illustrate the impact of oil prices on farm-level COP, do it on a $/bu or $/ac basis. Typically, a relatively minor % (5-10%) of variable costs. People always brag about what they paid for LP/Fuel, when they need to focus on the big 3, or revenue side.

[Jared Oachs @AgassizAg]

@gwiesefarms The toughest conversations with borrowers were the ones trying to explain the concept of ear marking debt, and need for proper structure. If someone has a lack of accounting knowledge and debt structure, they just run their operation like an open checkbook.

[Jared Oachs @AgassizAg]

Cass County, ND Farmland Auction 1/22/2026

RD 1 - Tract 1 & 2 - $6,850/deeded ($7,185/till)
64 PI

Online buyer, 4 active bidders

[Jared Oachs @AgassizAg]

Wilkin County, MN Farmland Auction

Sold by the same broker/agent in 21 & 26.

4/2/2021 - $1,048,000
1/21/2026 - $1,152,000
Previous 3 years - $270 cash rent contract, open for 2026

~2.00% annualized appreciation over the hold
~3.25% Cap Rate (only net RE taxes, using $270/ac)

[Jared Oachs @AgassizAg]

@steveconaway1 Similarly, going with level principal vs level payment makes a huge difference. If a person can handle a stiffer front end, makes a material difference on LT notes such as RE.

[Jared Oachs @AgassizAg]

@BradyD78 So either there are a good number of acres with a new tenant, or folks were grossly over-machined. If only we knew how much equity each unit has after paying the bank and recapture to Uncle Sam.

[Jared Oachs @AgassizAg]

@Qshizzle97 AI also forgot to add plates and drinks, but still impressive.

[Jared Oachs @AgassizAg]

@nick_kut @embdenhaymaker Agreed! Tough spot for all involved.

[Jared Oachs @AgassizAg]

@nick_kut @embdenhaymaker I’m sure they have a good flat brokering fee regardless of sale or no sale. It will be interesting to see where the auction ends up.

[Jared Oachs @AgassizAg]

@nick_kut @embdenhaymaker https://t.co/G2fEVHN1BQ

Here’s your chance to double down.

[Jared Oachs @AgassizAg]

Here’s an interesting one for you - technology, or shenanigans.

Land auction today in Traill County, ND. Within two miles of a 25k head dairy that is being built.

Original supposed high bid was $12,500. But that bid, and all bids back to runner up’s $8k bid were voided, with bidding restarting.

Note the original high bidder’s jumping of bid increments by $500 & nearly $1k.

Interesting that the actual high bidder was not the runner up bidder the first round.

Also note that original runner up either had a change of heart, change of math, or woke up - his last original bid was $12,025. Final bid as the second round runner up was $8,500.

Emotions? Rafter bidding? Gut check?

https://t.co/TnUjNEexhR