Milk River Ranch

MILK RIVER RANCH

MILK RIVER RANCH

TABLE OF CONTENTS

PROPERTY OVERVIEW | 6

AREA INFORMATION | 12

CLIMATE | 15

LOCATION | 16

RECREATION | 18

RANCH OPERATIONS | 20

WATER & MINERAL RIGHTS | 22

IMPROVEMENTS | 24

SUMMARY | 28

BROKER INFORMATION | 30

PROPERTY OVERVIEW

Milk River Ranch Harlem, Montana

Set along the banks of the winding Milk River, Milk River Ranch is ready to support a cattle operation, serve as an additional hay base for a larger operation, or act as a retreat for sportsman and recreationalists.

Offering productive irrigated farm land near Harlem, Montana, Milk River Ranch is a property with both quality production and excellent recreational attributes.

With 698± total deeded acres, 492± of which are irrigated, the ranch has 80± acres that have been historically planted into corn silage, feeding 300-350 Animal Units (AU) for 6 months; 100-120± acres in oats or triticale; and the balance of the farmed ground in alfalfa/grass mixed hay. In a typical year, two cuttings are harvested which produce 4-5 tons per acre on average. In the summer months, the ranch can summer 50-80 AU by utilizing the river beds and crop residue. There are 3 separate cattle working facilities, two homes with garages, a large shop, and an additional barn.

Milk River Ranch boasts over 2 miles of Milk River frontage and gives a new owner excellent fishing and hunting opportunities. The ranch has direct highway access onto Highway 2 making it an easy commute to the town of Harlem, or larger towns of Havre and Malta, Montana. Pride of ownership is evident on this property, and no shortcuts were taken by the current owner. This property could serve as a great hay-base to several large summer grazing units available in the region.

HARLEM, MT | 698± ACRES | OFFERED @ $2.75M

HIGHLIGHTS

• 698± total acres, 492± irrigated acres

• Reliably gets 2 cuttings of hay, producing 4-5 tons per acre on average

• 2± miles of Milk River frontage

• Cattle-ready with 3 sets of cattle working pens

• Excellent on-property and nearby fishing and hunting opportunities

• Two homes with garages, plus 2 shops, and a barn

• Ample and dependable surface water sources plus various stock tanks

• 4 miles to Harlem, 38 miles to Havre

• All water and mineral rights actually owned by seller will convey to buyer at closing

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THREE GENERATIONS OF THE SAME FAMILY HAVE FARMED AND RANCHED ON THIS PROPERTY. THE LAND STEWARDSHIP IS EVIDENT, AND THE EASE OF OPERATION HAS ALLOWED FOR PROFITABILITY THROUGH THE YEARS. IRRIGATED GROUND IN THIS MARKET IS A SCARCITY AND OFFERS A REPRIEVE TO A PRODUCER DURING THE CURRENT DROUGHT IN THE REGION.

Jim Toth

Productive, irrigated fields on Milk River Ranch

AREA INFORMATION

What to do nearby.

HARLEM

Harlem is 4 miles away with several businesses, including an Albertsons grocery store, Carquest auto parts, lumber yard/ hardware store, along with plumbers and other services, several repair shops, convenience store, fuel station, beautician, gift store, bank, insurance agency, and silk screening business. The town also has a local library, a newly opened medical clinic, and an elementary school and high school.

38 miles to the west is Montana State University-Northern.

THE HI-LINE

Following U.S. Highway 2 across the northernmost part of Central Montana is an area known as the Hi-Line. From Glacier National Park heading east to the Montana/North Dakota border, there are several small towns along the former Great Northern Railway (now BNSF Railway) route that characterize Central Montana—wheat fields, cattle, and wide open spaces as far as the eye can see.

There is plenty to explore along the 650 miles of the HiLine—such as the carousel in downtown Shelby, the Marias River cable suspension bridge in Tiber Dam, and the dinosaur collection at the Rudyard Depot Museum. Montana State University-Northern is located in Havre—the Hi-Line’s largest town full of amenities including local breweries, more dinosaur bones and tours of its underground business district. Malta is another must stop on the Hi-Line where visitors can discover more dinosaur skeletons or enjoy modern day wildlife at the C.M. Russell National Wildlife Refuge.

AIRPORTS

DOMESTIC AIRPORTS

GREAT FALLS INTERNATIONAL AIRPORT (GTF)

GREAT FALLS, MT | 156 MILES

OTHER PUBLIC AIRPORTS

HARLEM AIRPORT (48S)

HARLEM, MT | 10 MILES

HAVRE CITY-COUNTY AIRPORT (KHVR) HAVRE, MT | 42 MILES

PRIVATE AIRPORTS

LEWISTOWN MUNICPAL AIRPORT (KLWT)

LEWISTOWN, MT | 139 MILES

Lewistown Municipal Airport can accommodate a wide variety of private aircrafts. With three runways, the longest at 6,100 ft., this full service FBO airport is ideal for regional jet series sized aircrafts.

AVERAGE ELEVATION

2,365 FT. AVERAGE RAIN PER YEAR

12 INCHES AVERAGE SNOW PER YEAR

21 INCHES SUMMMER AVERAGE HIGH

86 DEGREES, HOTTEST MONTH IS JULY

AVERAGE WINTER LOW

5 DEGREES, COLDEST MONTH IS JANUARY

CHINOOK

HAVRE

HARLEM

RECREATION

HUNTING

Situated in hunting district 690, the ranch offers excellent hunting opportunities for pheasant, sharptailed grouse, geese and ducks, plus there are healthy white-tailed and mule deer populations. Surrounding areas offer superior big game hunting opportunities with the notable Missouri River Breaks only 60 miles away where trophy elk can be found during archery and rifle season.

FISHING

Milk River Ranch offers walleye and northern pike fishing plus there are additional fishing reservoirs near the ranch’s headquarters. Nelson Reservoir is just just 50 miles east, and Fort Peck Reservoir is further east, which is Montana’s largest body of water and is home to more than 50 fish species.

OUTDOOR ENTHUSIASTS

For the outdoor enthusiasts, the diverse landscape and water sources provide endless and close access to camping areas, boating, hiking, and wildlife observation. Beaver Creek State Park also is a notable attraction for camping fanatics.

RANCH OPERATIONS

The ranch currently utilizes flood irrigation to maximize the current production outputs of the property. All of the irrigated fields throughout the 492± irrigated acres have been laser-leveled, and there are two reliable turbine pumps,one of which is a 25-horsepower pump that produces 3,000 gallons per minute and is only 12 years old. This pump irrigates 236± acres, all of which is connected to 12-inch and 10-inch gated pipe and is connected to a pipeline with risers at each field. The second pump is 10 horsepower,producing 2,200 gallons per minute and is just 10 years old. Water is supplied from a 15-inch buried pipeline and irrigates 60± acres all through a 12-inch gated pipe. The remaining acres are irrigated with open ditches with 4-inch to 6-inch siphon tubes. Utilizing the Harlem Irrigation District water rights, 456± acres can be irrigated, while 36± acres are irrigated through the Zurich Irrigation District. The total annual association fees amount to roughly $15,000.

Historically, the 698± acres has been a combination of farm ground, improvements, and summer pasture. In a typical year, 80± acres are planted into corn silage, 100-120± acres into oats and triticale while the balance of the acreage is an alfalfa and grass hay mixture. Two cuttings are harvested annually and produce roughly 4-5 tons per acre on average. The current owner typically takes in 325 head of calves on average and feeds them through the winter months (approximately 6 months) with the corn silage crop. Additionally, approximately 200 steer calves are fed hay for approximately 90 days in the fall before being shipped around the first of each year. Also, 200 of the owner’s cows were wintered and fed on the property, and any excess hay was sold and fed to 600 neighboring cattle for the winter.

WATER RIGHTS

Utilizing the Harlem Irrigation District water rights, 456± acres can be irrigated, while 36± acres are irrigated through the Zurich Irrigation District. The total annual association fees amount to roughly $15,000. These water rights are dependable, ample, and the key to this property’s productivity.

INCLUDED EQUIPMENT

25 HP Turbin Pump, 2010

25 HP Turbin Pump, 2013

All water rights owned by the Seller will convey to the Buyer at closing, and all required filings with the Department of Natural Resources and Conservation (DNRC) will transfer the current water rights as they exist - with no warranty of future viability. Water rights in the State of Montana are subject to re-adjudication by the DNRC and may be determined by the court to be modified in validity, amount, priority, date, and place of use. All mineral rights owned by the Seller for the subject property will convey to the Buyer at closing.

IMPROVEMENTS

The ranch has 2 homes on the property, both with high speed internet availability and garage space. The first home is quaint and practical with 3 bedrooms and 1 bathroom, plus a shop and barn close by. Built in 1997, the second home is in very good condition with 3 bedrooms and 2.5 bathrooms with an attached 2 car garage. Close by sits a 40 ft x 70 ft heated shop and 44 ft x 88 ft barn.

As for livestock improvements, there are 3 separate cattle facilities suitable for calving or for use as a feeding facility. There are pipe working corrals utilized for working livestock, while the majority of the perimeter and interior fences are barbed wire. There are 3 wells that are used for livestock water and 2 wells for residence use.

CONDITIONS OF SALE

• All purchase offers must be in writing and specify an earnest money amount equal to no less than 5.00% of the Buyer’s offering price. Earnest monies shall be deposited in escrow within 5 business days of acceptance of the offer by both parties.

• All Buyers must provide the contact information of the Buyer’s banker or financial institution that can assist the Sellers and their agents in validating the Buyer’s financial ability to execute the transaction. All Purchasers must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the property.

• The Sellers will provide and pay for a standard owner’s title insurance policy. Any endorsements requested by the Buyer or any lender will be at the Buyer’s expense. Title to the real property will be conveyed by warranty deed.

• All of the Ranch’s water rights will be transferred to the Buyer and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing.

TERMS

The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the Internal Revenue Code. The Buyer will not be required to incur any additional expenses nor to step into the chain of title on any property which the Seller may acquire.

This entire Offering is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller. Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., is intended only as generic guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Western Ranch Brokers or PureWest Real Estate. Prospective Buyers should verify all information to their sole and complete satisfaction.

WESTERN RANCH BROKERS OUR TEAM

LET OUR EXPERIENCE LEAD THE WAY

The team at Western Ranch Brokers bring a level of expertise and hands on ranch experience you won’t find anywhere else. We are here to ensure you have a reliable, trustworthy, hardworking advisor when buying or selling a ranch. Our handshake is backed by a team of tireless professionals committed to your interests.

JIM TOTH BROKER

For the last 40 years, Jim’s experiences in Montana ranch brokerage, ag businesses and outfitting have given him the opportunity to develop a diverse clientele from homestead ranch families to equity fund investors and passionate outdoorsmen to production oriented ag operators. Jim’s ability to gauge a property’s value, highlight its best assets and understand a buyer’s interests are a large part of his success—the rest of his successes are the result of his personable approach.

BILL BOYCE RANCH SALES

Bill occupies a unique position in the ranch brokerage business. His passion for first-hand, boots-on-the-ground knowledge is as rooted as his Montana legacy while his experience means he understands the complexities of each transaction. Before, during, and after a ranch sale, Bill’s steady demeanor and willingness to share his lifetime’s worth of knowledge allows a ranch’s legacy to carry on under new ownership.

CALEB CAMPBELL BROKER

Caleb is a 4th generation Montanan from a family known for business integrity, land stewardship, and well bred Quarter Horses. Caleb’s background pairs nicely with his modern world understanding and worldly experience—he’s traveled to six continents, studied abroad in Scotland, and worked on a New Zealand cattle station all before settling down to continue the family traditions in Montana. When he’s not working for clients, he can be found working with his young horses, at a team roping jackpot, hunting and fishing across Montana, or at home settled on the family ranch with his growing family.

RELATIONSHIPS IN REAL ESTATE

Montana law requires real estate licensees who are acting as agents of sellers or buyers of real property to advise the potential sellers or buyers with whom they work of the nature of their agency relationship.

SELLERS AGENTS

A seller’s agent, under a listing agreement with the seller, acts solely on behalf of the seller. A seller can authorize a seller’s agent to work with subagents, buyer’s agents and/or transaction coordinators. A subagent of the seller is one who has agreed to work with the listing agent, and who, like the listing agent, acts solely on behalf of the seller. Seller’s agents and their subagents will disclose to the seller known information about the buyer which may be used to the benefit of the seller. Individual services may be waived by the seller through execution of a limited service agreement.

BUYERS AGENTS

A buyer’s agent, under a buyer’s agency agreement with the buyer, acts solely on behalf of the buyer. A subagent of the buyer is one who has agreed to work with the buyer’s agent with who, like the buyer’s agent, acts solely on behalf of the buyer. Buyer’s agents and their subagents will disclose to the buyer known information about the seller which may be used to benefit the buyer. Individual services may be waived by the buyer through execution of a limited service agreement.

DUAL AGENTS

A real estate licensee can be the agent of both the seller and the buyer in a transaction, but only with the knowledge and informed consent, in writing, of both the seller and the buyer. In such a dual agency situation, the licensee will not be able to disclose all known information to either the seller or the buyer. As a dual agent, the licensee will not be able to provide the full range of fiduciary duties to the seller or buyer. The obligations of a dual agent are subject to any specific provisions set forth in any agreement between the dual agent, the seller and the buyer.