6800 Reeder Mesa Road

6800 REEDER MESA

4,301 SQFT - 40 ACRES - 5 BED - 6 BATH - $1,750,000 LISTED BY BOBBY BOE

Property Features Guide

6800 Reeder Mesa Road WIDE OPEN SPACES, GRAND MESA VIEWS & ENDLESS OPPORTUNITY

Set against the sweeping backdrop of the Grand Mesa, this remarkable farm and ranch property offers a rare combination of rugged beauty, wideopen land, and true western lifestyle. Walking distance to BLM land and minutes from National Forest, the grounds speak for themselves — crossfenced, irrigated pastures, a riding arena, round pen, and a livestock shelter create a turnkey setup for horses and cattle alike.

The impressive barn is built for serious ranch work, with room for an RV, 4-horse trailer, flatbed, a dedicated shop, and a tack room. A separate ATV garage and oversized 3-car garage with pit and hoist round out the working infrastructure of this one-of-a-kind property.

Located in hunting unit 41, just 20 minutes from Downtown Grand Junction — this is western Colorado ranch living at its finest.

6800 Reeder Mesa Road TABLE OF CONTENTS LISTING AGENT BOBBY BOE REALTOR ® ,ALC,Farm&Ranch Specialist

970.640.1903 970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com

1. Purchase Options Seller-Supported Transition Managed Ranch Option: Leased Acreage Program 2.Property Improvements & Owner Support 3. Main House Improvement Concepts 4. Barn & Equestrian Facility Concepts 5. Site Plan & Land Use Overview 6. Mechanical & Utility Systems 7. Appendix

6800 Reeder Mesa Road

LISTING AGENT BOBBY BOE REALTOR ® ,ALC,Farm&Ranch Specialist

970.640.1903 970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com

Two purchase structures have been prepared to provide flexibility for ownership transition and continued ranch operation.

Seller Supported Transition Package Base sale price established at $1,750,000 Seller occupancy in ADU apartment for up to one year Storage use of heated wood shop and barn/shop areas Ranch advisory support provided to assist with property operations Underground utility documentation and as-built plans transferred to buyer Optional owner-representative services offered for improvement projects Credits included: ADU / Apartment rent credit Shop / Barn storage credit Moving assistance credit Final adjusted sale price: $1,702,400

6800 Reeder Mesa Road

LISTING AGENT BOBBY BOE REALTOR ® ,ALC,Farm&Ranch Specialist

970.640.1903 970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com

An experienced local rancher is available to lease and actively manage up to 35 of the property’s irrigated acres, allowing the new owner to focus on as little of 5 acres of direct involvement. The land stays productive, the pastures remain maintained and the buyer retains full ownership while scaling their involvement on their own timeline.

Managed Ranch Option Keeps pasture maintained and in production Reduces the time and labor required from the owner Supports consistent land management and upkeep Allows flexibility to scale up operations over time Preserves the long-term value and usability of the property

6800 Reeder Mesa Road PROPERTY IMPROVEMENTS & OWNER SUPPORT LISTING AGENT BOBBY BOE REALTOR ® ,ALC,Farm&Ranch Specialist

970.640.1903 970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com

The property includes multiple planned improvement concepts intended to enhance functionality and support long-term ranch living.

Proposed improvements include: Utility kitchen and laundry relocation concept Walk-in closet remodel adjacent to rear main-level bedroom Barn horse stall additions Overhead structural storage floor within barn/shop structure Owner-representative services are offered for: Remodel planning Permit preparation Contractor coordination Construction supervision Certificate of occupancy process All labor and materials would be contracted directly by the buyer.

6800 Reeder Mesa Road MAIN HOUSE IMPROVEMENT CONCEPTS LISTING AGENT BOBBY BOE REALTOR ® ,ALC,Farm&Ranch Specialist

970.640.1903 970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com

Conceptual plans have been prepared to improve main house functionality and workflow.

Primary focus areas include: Laundry relocation and reconfiguration Utility space improvements Enhanced storage layout Interior reconfiguration for improved usability Multiple laundry layout options were developed to provide flexibility depending on owner preference and future use.

These concepts are illustrated in the accompanying floor plan drawings.

6800 Reeder Mesa Road BARN & HORSE STALL CONCEPTS LISTING AGENT BOBBY BOE REALTOR ® ,ALC,Farm&Ranch Specialist

Barn improvement concepts focus on expanding equestrian functionality while maintaining operational workspace and storage.

970.640.1903 970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com

Proposed features include: Multiple horse stalls integrated into existing structure Partial barn roof replacement underway: works scheduled/budgeted at approx. $10,000.

Heated and insulated work areas Dedicated tack room Overhead structural storage floor Improved circulation and access throughout barn Conceptual drawings include: Barn stall floor plans Isometric model views

Storage floor and railing concepts Interior and exterior perspectives These plans demonstrate how the existing barn can be adapted for expanded equestrian use while preserving flexibility for storage and ranch operations.

6800 Reeder Mesa Road

LISTING AGENT BOBBY BOE REALTOR ® ,ALC,Farm&Ranch Specialist

APPENDIX

Supporting materials included

970.640.1903 970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com

with this guide: Boiler Upgrade & Installation Included Farm & Ranch Equipment Purchase option proposal documentation Main floor laundry layout options Barn stall floor plans and model views Building site plot plans Irrigation layout drawings Mechanical specification sheets

PROPERTY UPGRADE & ADDED VALUE GUIDE

A Property That Keeps Getting Better Included Upgrades & Added Value for the Incoming Owner This property represents outstanding value at its listed price — and the current owners have gone above and beyond to ensure the next steward steps into a home that's truly ready to work for them from day one. The mechanical upgrades detailed below have been completed or purchased on behalf of the incoming buyer, adding nearly $19,000 in real, documented value.

Domestic Hot Water System — Fully Refreshed In December 2025, both boiler sidearms — the stainless steel domestic hot water tanks that supply the home — were replaced with brand-new units. This is the kind of foundational upgrade that gives a new owner genuine peace of mind, knowing the hot water system is fresh, efficient, and worry-free from the moment you take the keys.

Hot Water Sidearm Replacement (December 2025)

$7,763.12

Boiler System — Comprehensive Maintenance Overhaul Completed alongside the new sidearms, a thorough mechanical servicing of the entire boiler system was performed. Every component was evaluated, and anything less than optimal was replaced or rebuilt: New main sidearm piping with dedicated hot and cold water shutoffs — a practical addition for garage use and a variety of ranch applications Two brand-new expansion tanks replacing the existing units New water pressure intake valve for reliable, consistent pressure regulation One new Grundfos circulating pump with shutoff valve, professionally installed One additional Grundfos pump kept on-site as a ready spare — exactly the kind of forward thinking that matters on a working property Automatic air remover fully rebuilt and restored to like-new condition Multiple system valves replaced throughout Valving re-wired and miscellaneous repairs completed Boiler System Maintenance & Upgrades

$1,231.73

Combined Boiler System Investment

$8,994.85

The Crown Jewel — A Brand-New High-Efficiency Boiler, Installed After Closing

Here's where this property truly shines. The existing Burnham boiler — 38 years old and still running — is being fully replaced with a state-of-the-art IBC VX199 High-Efficiency Boiler, featuring a 95% AFUE rating with MFZ technology. The unit has already been purchased and is on-site at the property.

The sellers have made a thoughtful and generous decision: rather than installing the new boiler before the sale, they will complete the installation after closing, at their own expense. This means the new owner receives the full manufacturer's warranty from day one of ownership — a significant advantage that a pre-closing installation simply couldn't offer.

Once a purchase contract is signed, a proposal from a licensed HVAC contractor will be obtained. That installation amount will be held in trust at the title company until the work is complete, giving the buyer full assurance the job gets done right.

IBC VX199 High-Efficiency Boiler (purchased, on-site)

Estimated Professional Installation

$4,591.00

$4,000 – $5,000

Combined Boiler Unit + Installation Value

~$10,000.00

TOTAL DOCUMENTED MECHANICAL INVESTMENT

$18,994.85

That's nearly $19,000 in water heating and boiler infrastructure — much of it brand new, all of it directly benefiting the next owner. On a working ranch, reliable and efficient systems aren't a luxury — they're the backbone of daily life. This seller has done the hard work so you don't have to.

Prepared for prospective buyers | All values documented and verified

EQUIPMENT INCLUSION PACKAGE

Included Equipment

Value

John Deere 2550 Tractor — 64HP, Four-Wheel Drive

$12,000

Three-Point Hitch Accessory Package (triple ball hitch + gooseneck)

$250

1,360' Fence Wire Roller Assembly (three-point hitch mount)

$125

John Deere MX7 7' Brush Hog Mower with drive shaft

$1,500

Danuser Commercial Post Hole Digger — 8" & 12" auger bits + hydraulic cylinder

$1,600

Custom Post Hole Digger Hanging/Storage Unit

$650

Rhino LR 6' Blade — adjustable wheels + removable spring tooth assembly

$1,150

Varner Heavy-Duty V-Ditcher — irrigation ditch maintenance

$1,500

Arena Rock Scraper — ranch made

$50

Two Light-Duty Chain Drags — four-wheeler pull-behind

$125

Heavy-Duty Chain Drag — tractor field use

$550

Spring Tooth Harrow — pull-behind field harrow

$1,200

100-Gallon Tank Sprayer — B&S engine, SS pump, hose reel + spreader bar

$1,200

TOTAL EQUIPMENT PACKAGE VALUE

$21,900

VX 110 VX 150 VX 199

HIGH EFFICIENCY CONDENSING BOILERS

IBC Control at your fingertips

Standby

All VX™ Boilers use our V-10Touch Screen boilercontrol which features the latestin advance control technology and software.

Easy to setup and monitor. Features include: Express

Setup, Diagnostics & Intuitive Alert System with plain English Warnings & Error Messages, no boiler has ever been easier to use!

Home B

A

Easy to use boiler control

G

E

D

H J

L I

C

F

Home Screen

Load Settings

Network Settings

Error Screen

K

Interior A) Intake Duct B) Exhaust Duct C) Heat Exchanger D) Ignition Module E) Fan F) Terminal Block Cover

G) Gas Valve H) Gas Line I) Supply Water Pipe J) Ignitor

K) V-10 Touch Screen L) Low Water Cutoff

A Unique Balance of

Performance, Efficiency and Value NEW V-10 CONTROL INTERFACE

MORE BUILT-IN FEATURES

• •Express •• setup - program your boiler in seconds Remote monitoring & diagnostics Easy USB programmability Instant visibility - Intuitive alert system with detailed error messages • Visible flame current data for troubleshooting • Simplified load combining • Cascade up to 4 units

MAXIMUM PERFORMANCE

Built-in 4 zone pump or valve control • In addition to the primary control – 5 pumps

• Replaces the need for external zone control • MFZ Technology: Patented moisture management system.

Protects and ensures long life for all boiler components • Reverse flow detection • Built-in outdoor reset control of water temperature.

• Built-in CSA/UL approved low water cut-off and manual reset high limit • Unmatched safety features • Connect your IBC Indirect Water Heater to the VX™ for all

THE LATEST IN HYDRONIC

• 95% A.F.U.E. Reduce operating costs and heat your home TECHNOLOGY faster State-of-the-art, fully automated, ASME, 439 grade, • SS firetube heat exchanger 100% factory tested Turndown ratio 6.5:1 means you have the power to heat your home during the coldest weather, yet reduce short cycling when • the weather is mild North American built. All VX models are • designed, engineered andassembledin British Columbia

•

•

your home heating needs EASY TO INSTALL AND SERVICE • Universal parts. With only one fan and one controller servicing all models just got a lot easier • PVC/CPVC/PPs approved • Longest combined vent lengths – Up to 200 ft with 2” and 480 ft 3” • Fuel conversion kits included in all models • Easy to inspect Heat exchanger featuring a condensate drainingsystemthat cleans asitheats

Dimensions

17.75”[451] 18.81” [478] 20.44” [520]

VX 110

28.13”[714] 28.19” [715] 28.19” [715]

VX 150

16.88”[429] 18.63” [473] 19.63” [498]

VX 199

PIPING CONNECTIONS

VX 110

DESCRIPTION A B

C D E F

Flue Outlet Combustion Air Inlet Return Water Outlet (tepid water) Supply Water Inlet (hot water) Condensate Outlet Gas Inlet

VX 150

VX199

3” Schedule 40 or 3” PPs (80mm) 35.33 (897) 2 (50) 3” Schedule 40 or 3” PPs (80mm) 35.33 (897) 2 (50) 1” NPT-M 1” NPT-M 3/4” Hose 1/2” NPT-F

CLEARANCE FROM BOILER CABINET Surface Front

Rear flueconnection Left side Right side Top Bottom

VENTING Sched.40; Rigid PPs 2” 3” 90° Vent elbow 90° Long sweep elbow 45° Elbow PPs 87-90° Elbows 2” SS Sidewall Terminal 3” SS Sidewall Terminal - exhaust vent 3” SS Sidewall Terminal - air intake Flexible PPs 3” Flexible

Minimum Distance from combustible surfaces

2” 0” 0” 1” 2” 0” (clearance for pipes)

Recommended distance for installation and service

24” 0” 4” (allow access to water connections) 4” (allow access to water connections) 6” (for vent connection) 12” (for condensate trap and piping)

MAXIMUM EQUIVALENT LENGTH

VX 110

100’ 240’ allow 8’ equivalent allow 5’ equivalent

allow 3’ equivalent use 8’ equivalent Noadditional allowance allow20’ equiv. of 3” sched. 40

VX 150 50’

170’ allow 8’ equivalent allow 5’ equivalent allow 3’ equivalent use 8’ equivalent Not allowed Not allowed

VX 199

Notallowed 150’

allow 8’equivalent allow 5’equivalent allow 3’equivalent use 8’equivalent Notallowed Notallowed

Noadditional allowances 45’ (max.) lineal x 1.2=equiv.

30’ (max.) linealx 3.33 = equiv.

Accessories

Floor Stand

Res. Parts Kit (VX+SL)

P-267

P-429

Condensate Tank 180-048

SPECIFICATIONS

VX 110

VX 150

VX 199

CSA Input (Natural Gas or Propane) - MBH

16.9 - 110

23 - 150

30.6 - 199 8.8

CSA Input (Natural Gas or Propane) - kW

5 - 32.2

6.7 - 44

- 58.3 29.2 -

16.2 - 101.5

22 - 138.5

183.7

4.74 - 29.8

6.5 - 40.6

53.8 95% 4 14

95%

95%

32° / 0° 122°

4

4

/ 50° 90% 34°

14

14

/ 1°

32° / 0°

32° / 0°

190° / 88°

122° / 50°

122° / 50°

40° / 22.2°

90%

90%

201° / 94° 90

34° / 1°

34° / 1°

88 / 39.9 3.51

190° / 88°

190° / 88°

/ 13.29 25 4

40° / 22.2°

50 8 30 0 -

201° / 94°

12,000 N/A

90

79

100’

67 / 30.4

78 / 35.4

1.88 / 7.12

2.7 / 10.56

14

19

2

3

50

50

8

8

30

30

0 - 12,000

0 - 12,000

100’

50’

CSA Output (Natural Gas or Propane) - MBH CSA Output (Natural Gas or Propane) - kW AFUE (Certification Pending) Min Gas Supply Pressure (Nat. Gas or Propane) – inch w.c.

Max Gas Supply Pressure (Nat. Gas or Propane) – inch w.c.

Ambient Temperature – Low (F/C) Ambient Temperature – High (F/C) Max relative humidity (non-condensing) Min water Temperature (F/C) Max water Temperature – (electronic high limit) (F/C) Max. ∆T - supply/return (electronic fence) (F/C) Max. Water Temperature Lockout Limit (F/C) Power (120Vac/60Hz) @ full fire - watts (without pumps) Weight (empty) – lbs/Kg Pressure Vessel water content – USG/Liters Max boiler flow rate - USgpm Min boiler flow rate - USgpm Max Operating Water Pressure - psig * Min Operating Water Pressure - psig Relief valve pressure - psig Approved installation altitude (Ft) Max equivalent vent length (each side)

Maxequivalentventlength (each side)

2”

3”

40° / 22.2° 201° / 94°

240’

8.6

-

H

170’

We are committed to deliveringa Greater Degree of Good acrosstheglobe-throughour intelligent products, responsibleprocessesandinspiredpeople.

sales@ibcboiler.com • www.ibcboiler.com

Toll Free: 1-844-HEATIBC/1-844-432-8422

®

All information contained in thisbrochureissubjecttochangewithoutnotice.Duetoclericalerror,regulation changeorproductdevelopmentpleaseconfirmallinformationwith IBC .

900-310 (R2)9 0050/2-93/2081 (9R 3)

BOBBY BOE REALTOR ® ,ALC, Farm & Ranch Specialist

970.640.1903

970.242.3647 boebobby@rocketmail.com bobby.brayandcosearch.com