Francis Ranch. The Historic. Laramie County one the finest ranches in southeastern Wyoming.

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1 The Historic Francis Ranch Laramie A working cow-calf or County, yearling operation located Wyoming the southwestern portion of Laramie County one the finest ranches in southeastern Wyoming. Experienced Professional Ranch Brokers Specializing in the sale of ranches, farms, & recreational properties. 58 E. Benteen Street Buffalo, WY Ph Toll Free Fax info@pearsonrealestate.com Website:

2 The Francis Ranch is located 11 miles west of Interstate 25 on Happy Jack Road (Hwy 210) or 13 miles west of the State Capitol building in Cheyenne, Wyoming. This ranch has the ideal locale as it s only 15 minutes from the city of Cheyenne, which provides access to numerous social amenities, businesses, and a community college, as well as the famous Cheyenne Frontier Days. LOCATION The area in and around Cheyenne is continually growing with new homes, rural residences, subdivisions, ranchettes, and an ever-increasing business community. Distances from Ranch to Cheyenne 11 miles Laramie 30 miles Casper 188 miles Denver, CO 112 miles COLORADO The Francis Ranch is a large contiguous block of deeded land that is approximately 9 miles from east to west and 4½ miles from north to south. There is excellent year-around access from the paved Happy Jack Road and the well-maintained, gravel County Road 109. Page 2 For more information, contact us at (307) or info@pearsonrealestate.com

3 Description of the Francis Ranch The Francis Ranch has been in the same family for a phenomenal 110 years. The land within the ranch has stood the test of time and weathered many variables which are evident in this outstanding well-managed natural resource and quality asset. It is one the finest ranches in southeastern Wyoming. The ranch is cross-fenced into about 30 separate pastures/meadows. With this extensive cross-fencing, comes the maximum utilization of the land through livestock water development and for the rotation of grazing throughout this heavily sodded grass ranch. The Water The availability of stock water throughout the ranch is outstanding. Five small creeks flow through the property, several springs have been developed in some of the pastures and there are a number of exceptional wells that provide water to pipelines and strategically placed watering tanks. Additionally, there are numerous small ponds and reservoirs scattered across the 12,897 acres of land (20 sections). Detailed information about the ground and surface water rights is available upon request. The elevation of the ranch ranges from above sea level and, according to the NRCS s 30-year average, the precipitation for the area ranges from annually. Irrigated Hay Meadows There are approximately 400 acres of flood irrigated hay meadows. Approximately 500 tons of hay are harvested annually, however, this may vary significantly from year to year depending upon the snowpack in the mountains and the spring run-off. Livestock Carrying Capacity The ranch is rated at 400 animal units year-around, including cows, bulls, and horses. Supplemental feeding is necessary during the winter months. Approximately 1.5 tons of feed are required to winter a cow. The Francis family has utilized the ranch as a cow/calf and heifer development operation for many years and the ranch is presently stocked with their own cow herd. The ranch would also make an excellent yearling operation and is rated at 1200 to 1300 yearlings for a 5- month grazing season. The heavily sodded grass that affords excellent weight gain, the cross-fencing and stock water availability as well as being in a very desirable location with easy access to markets are just some of the outstanding features that provide ideal conditions for this type of operation. Page 3

4 Ranch Buildings & Facilities A large calving barn, other livestock sheds, corrals and pens are ideally located just a short distance off the Happy Jack Road (Hwy 210). Additionally, there are two large sets of corrals, pens and loading chutes located in the central and northern areas of the ranch. There is also a set of corrals and an old log cabin located along the banks of the North Fork of Crow Creek. Wildlife The ranch features some beautiful rocky outcrops and first-rate hay meadows, although the majority of the land is rolling, heavily grass-covered hills. Ducks and geese tend to stop and take a swim in the many ponds and reservoirs as they migrate through and the hills are home to a large population of resident mule deer. In addition, antelope frequent the ranch and there are occasional sightings of small elk herds as well as an infrequent visit from a wayward moose. Offering Details The Francis Ranch is being offered for $10,967,085. This equates to $ per deeded acre. The sellers shall require an all cash sale. Mineral Rights The seller shall convey 51% of all mineral rights presently owned to the buyer/new owner. The present owner (seller) shall retain 49% of the mineral rights presently owned. Taxes The estimated real estate taxes for 2015 are $8, Note: The seller is retaining ownership of the old Francis Ranch Headquarters located southwest of Happy Jack Road (Hwy 210). The highway separates the headquarters buildings (residence, barn, shop, etc.) from the main portion of the Francis Ranch that is being offered for sale. Page 4 For more information, contact us at (307) or info@pearsonrealestate.com

5 This is a very well-balanced ranch unit as it has thousands of acres of exceptional grassland pastures, good hay meadows, excellent stock water throughout the entire ranch, good calving facilities, and first-rate interior cross-fencing of pastures. It s easy to manage because the ranch is in one large contiguous block of deeded land. The Francis Ranch is considered a lowoverhead ranching operation and has proven to be one of the best ranches in southeastern Wyoming. It would be very difficult today to assemble a ranch of this nature and size in this area of Wyoming. For generations, the Francis family have been and continue to be highly respected for their outstanding land stewardship and ranch management practices. Page 5

6 Page 6 For more information, contact us at (307) or info@pearsonrealestate.com

7 The Francis Ranch has many outstanding features: Page 8 Working cow/calf or yearling operation. Abundance of livestock water. Rated at 400 animal units year-around. Ideal for head yearling operation. Heavily sodded grass affords excellent weight gain. Easy access to cattle markets. Cross-fenced into 30 separate pastures. 400 acres of flood irrigated meadows. Produces 500 Tons of hay annually. For more information, contact us at (307) or info@pearsonrealestate.com

8 Francis Ranch 1047 Happy Jack Road Cheyenne, WY ,827 Acres Deeded (±) 70 Acres State Lease (±) 12,897 Acres Total (±) Historic Francis Ranch Cheyenne is located near the geographical and time center of North America. Strategically situated at a major transportation hub (the intersection of Interstates 25 and 80 and two major railroads). It is a developing center of commerce, only 90 minutes north of Denver, Colorado. Cheyenne, the capitol of Wyoming and the seat of Laramie County, sits as the northern anchor city of the Front Range of the Rocky Mountains, and is also the site of the F.E. Warren Air Force Base. On July 4, 1867 the first tents were pitched on the site now known as Cheyenne. The first residents were men who moved west to work on the Union Pacific Railroad. Many of the settlers moved away when the railroad was complete, those who stayed joined others who came to form this new thriving western town. There are 3 small communities and the city of Cheyenne in Laramie County which has a population of 96,343 and offers 3 heliports, 5 airports, 7 lakes, 60 reservoirs, 54 schools, 14 parks and 4 hospitals. Cheyenne now has a population of 62,677 and within it s city limits it offers a great many amenities. There are numerous places for fine ethnic cuisine, museums, art galleries such as the Wyoming Arts Council Gallery featuring Wyoming Artists, the Civic Center that offers year-around entertainment and activities, the Cheyenne Symphony, and theaters for the performing arts such as the Cheyenne Little Theater and the Atlas Theater. Cheyenne has 9 shopping areas, the Frontier Mall, Farmer s Market throughout the summer, Oktoberfest, and the Grand Daddy of Them All Cheyenne Frontier Days. All kinds of sports are in or near the area for those who wish to participate in activities like tennis, baseball, softball, golf, soccer, rodeo, swimming, polo, water skiing, snowmobiling, snow skiing, hunting, fishing, boating, trap-shooting, or camping. Page 9

9 Francis Ranch History Before the area was settled, Indians frequented the area now known as the Francis Ranch. There are, to this day, indications of their visits in the tipi rings and the arrowheads that can be found around the ranch. As the buffalo were one of the main sources of subsistence for the Indians, there are also several buffalo wallows to be found throughout the ranch. The Francis Ranch has been in the same family for 110 years. Edward E. Francis bought the Shaver Place on North Crow Creek around This property makes up about half of the current Francis Ranch. The Shaver Place had included homesteads that had been proved up by Dater, Kitzinger, and Scheitz. Upon Edward Francis death in 1915, his obituary described the ranch as the finest ranch in Laramie County. Anges, his wife, and their son, Art, continued to run the ranch after Edward s death. Art married Alice Yoder in 1934 and, shortly thereafter, they bought the north ½ of one of the Gilchrist ranches from Andrew Gilchrist s widow, Mary. This ranch makes up roughly the other half of the current ranch. Andrew Gilchrist had been a cattle baron who had amassed several ranches in the area, and had played a mojor role in the development of the State Capitol Building in Cheyenne. He developed several irrigation systems on what is now the Francis Ranch along with other systems in Wheatland, Wyoming and Gilchrest, Colorado. Art, too, having graduated from the University of Nebraska, in Lincoln, with an engineering degree, continued Gilchrist s work installing additional irrigation systems. He purchased a used Caterpiller Crawler Tractor and a La Tourno Cable earth mover that he used to build the dam that forms the Gilchrist reservoir which still exists today. The equipment is still at the current Francis Ranch headquarters. Art also purchased homesteads from his sister, Edith, as well as from Green and from Peters. He further increased the ranch through a Desert Claim Act by growing a rye crop. Page 10 For more information, contact us at (307) or info@pearsonrealestate.com

10 Besides the historic irrigation systems, there is also a historic railroad siding in existence on the ranch. This railroad siding, for the Silver Crown Rail Stop, is downstream of the confluence of the five creeks that flow through the Francis Ranch, and it got it s name from the mines in the nearby mountains. Ore was hauled from these mines to Silver Crown where it was loaded onto the trains. Silver Crown Rail Stop was not only an ore loading stop but it, additionally, was a passenger stop and had a cattle loading facility there as well. Art and Alice s two children, Ed and Ann, attended school in a one-room schoolhouse that was originally the house from the Green homestead. This small building can still be seen at the current Francis Ranch headquarters. Art and Alice brought Ed into the ranching business after he finished his degree in Geology at Colorado University. Their daughter, Ann, married neighboring rancher, Jerry King, and the Kings and Francis then shared the work on their ranches. Ed and Shirley Hunter were married and had two children. Their children attended a small school built on a portion of the Francis Ranch donated to the community by the Francis Family. This school had as many as 21 students being taught by two teachers. Today, the current Francis generations manage the ranch together. They are sad to see their ranching history come to a close, but are interested in creating more Francis Family history through various other pursuits. Page 11

11 The Francis Ranch is considered a low-overhead ranching operation and has proven to be one of the best ranches in southeastern Wyoming. Seller's Notice to Potential Purchasers: Fences vs. Boundary Lines: The fence lines on the subject property may or may not represent the actual boundary lines of the property. It is the Seller's intention that where fences deviate from the actual boundary lines, such fences are fences of convenience, only, and not the actual boundary lines. Seller is selling the property in as is, where is condition, which includes the location of the fences. Notice to Buyers: Wyoming Real Estate License Law requires that the listing Broker and all licensees with the listing Broker make a full disclosure, in all real estate transactions, of whom they are agents and represent in that transaction. All prospective buyers must read, review and sign a Real Estate Brokerage Disclosure form prior to any showings. Pearson Real Estate Co., Inc. with its sales staff is an agent of the seller in this listing. This information and any other information contained in this Exclusive Listing Agreement has been obtained from sources deemed to be reliable by Pearson Real Estate Co., Inc.; however, the accuracy of this information is not guaranteed or warranted by either Pearson Real Estate Co., Inc. or the sellers. Prospective buyers are expected to conduct their own independent investigation of the information contained herein. All maps are provided as visual aids only. The accuracy of the maps is not guaranteed and the maps should not be relied upon for legal purposes. All statements of acreage are approximate and are based on the legal description, not the location of the fences. This offer is subject to prior sale, price change, correction or withdrawal without notice. Experienced Professional Ranch Brokers Specializing in the sale of ranches, farms, & recreational properties. 58 E. Benteen Street Buffalo, WY Ph Toll Free Fax info@pearsonrealestate.com Website: