Shoulder Blade Creek Ranch Garryowen, MT Big Horn County LISTED EXCLUSIVELY BY

Shoulder Blade Creek Ranch Garryowen, MT Big Horn County LISTED EXCLUSIVELY BY

INTRODUCTION Shoulder Blade Creek Ranch is for the true cattleman who s looking for a solid investment that produces beef year after year after year. The Ranch is an exceptional grass operation located in south central Montana. The owner rates the average carrying capacity at 350 mother cows plus bulls and saddle horses. The Shoulder Blade Creek Ranch has been well managed and not over-grazed as the prospective buyer will notice. Many improvements have been made by the current owner. A stock water network of pipelines and new wells is currently underway and should be completed by end of July 2018. There are numerous outbuildings and a manager s residence that are in good condition. The Ranch covers 7,759 ± deeded and leased acres and is situated on the Crow Indian Reservation which arguably has some of the most productive grass in Montana. The present owner and predecessors of the Shoulder Blade Creek Ranch have a long and mutually beneficial relationship with the tribal leases. The owner is a 3rd generation rancher raised on the ranch. He purchased the ranch from family members and added additional acreage to it over time. The Ranch is located west of history rich Garryowen, Montana and the Little Big Horn Battlefield National Monument. Within an easy drive of an hour from Billings, the proximity of the ranch to commercial airports and interstate travel makes for great accessibility all year long. The location just off Interstate 90 and makes for a smooth comfortable drive without traveling miles of bumpy, poorly maintained gravel roads. 2

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LOCATION & ACCESS The Ranch offers excellent access year round on well maintained interstate highways. Sixty minutes will get you into Billings - the largest city within 500 miles of any direction. Billings Logan International Airport serves eastern Montana to hubs in Denver, Minneapolis, and Salt Lake City. Hardin s population, based on the 2010 census, is 3,505 people. Groceries, restaurants, fuel, lodging, entertainment, and other services are readily available as well as K-12 schools.. Billings, MT Sheridan, WY Hardin, MT Little Big Horn Battlefield Bighorn Canyon National Recreation Area Miles City, MT Casper, WY Bozeman, MT Denver, CO 65 Miles 65 Miles 19 Miles 6 Miles 49 Miles 136 Miles 205 Miles 212 Miles 490 Miles 4

ELEVATION & CLIMATE The Ranch elevation ranges from 3,120 to 3,530 feet above sea level. All areas of the ranch are easily reached by truck or ATV. Winters in the area tend to be cold and dry with wet springs and hot summers. The average annual precipitation is 15.9 inches with an average snowfall of 56 inches. In the winter time average daytime temps reach 35 degrees falling to 6 degrees overnight. Spring time temperatures climb to 60 degrees in the afternoon with overnight lows of 30 degrees. Average summer high temperature generally reach 85 degrees with the average summer low of 51 degrees. Old Homestead Looking beyond the rubber stock tank - the trees were once a windbreak for the old homestead - long since removed. Northeast Hills Looking back towards the northeast over the gentle rolling hills and Shoulder Blade Creek. 5

STOCK WATER, LIVE WATER & WATER RIGHTS The are numerous water sources for stock use - multiple spring fed creeks, reservoirs and wells. The owner continues to improve the stock water by improving springs and putting in new wells and pipe lines to spread water out to various pastures improving cattle performance. Shoulder Blade Creek (~ 5 miles long), Onion Creek (2.5 miles long), and Bear in the Middle Creek (1/2 mile long) are viable water sources all year long. TAXES 2018 Property Taxes - $4,394 MINERAL RIGHTS The seller owns some mineral rights and they are negotiable with the sale of the ranch. PHYSICAL & OPERATIONAL DESCRIPTION The ranch offers a mixture of rolling landscape and large meadows with stock ponds. The few trees on the Ranch are either located along creeks or around buildings.. Calving usually takes place around March 1st with weaning around October. Weaning weights are typically between 575-600 pounds. ACREAGE BREAKDOWN Total Acres: Deeded: Leased : Grass Dry Land Farm 7,758± Acres 3,761± Acres 3,997± Acres 7,475± Acres 283± Acres 6

UTILITIES & SERVICES Electricity Big Horn County Electric Cooperative 303 S. Mitchell Avenue Hardin, MT 59034 www.bhcec.com 406-665-2830 Gas/Propane Matovich Oil 311 W. Railroad Street Hardin, MT 59034 www.matovichoil.com 406-665-1400 PERSONAL PROPERTY Some items will stay with the purchase of the ranch. A list will be provide to qualified Buyers. FENCES & BOUNDARY LINES The Seller hereby makes known that there may be variations between the property boundary lines and the location of the existing boundary fences on Shoulder Blade Creek Ranch. The Seller makes no warranties with regard to the location of the fence lines in relationship to the property boundary lines, nor does the Seller make any warranties or representations with regard to specific acreage within the fenced property lines. The Seller is selling Shoulder Blade Creek Ranch in its as is-where is condition which includes the location of the fences as they now exist. Boundaries shown on any accompanying maps are approximate. The maps are not to scale and are for visual aid only. The accuracy of the maps and information portrayed therein is not guaranteed nor warranted. 7

IMPROVEMENTS All of the improvements are original structures. The condition of structures is fair and typical in production type ranches. The 1950 ranch style home has a total square footage of 2,352 SF (498 SF unfinished in basement) with 2 car attached garage 1978 Prefab Slanted wall storage barn 40 X 75-3,000 SF 1969 Prefab Vertical Shop 40 X 72-2,880 SF 1935 Shed 14 X 34-476 SF 8

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AREA RECREATION & ATTRACTIONS Just out your back door is Bighorn Canyon National Recreation Area (BCNRA) - just 49 miles from the ranch, is a national park area created out of the need to reserve water for drought years. The Yellowtail Dam is named after the Crow leader Robert Yellowtail. The dam harnesses the waters of the Bighorn River forming Bighorn Lake which extends 71 miles through Wyoming and Montana. One third of the lake is on the Crow Indian Reservation. Close to one quarter of the Pryor Mountains Wild Horse Range is within the BCNRA. Below the Yellowtail Dam is world-class trout fishing as well as the Bighorn River. People from all over the world, including presidents and other celebrities come just for the fishing. Golfers - Fort Custer Golf Course is a private 9 hole regulation length course open to the public. This challenging, mature golf course is located 3 miles northwest of Hardin - approximately 55 miles from the ranch. The Clubhouse is open year round and has a full bar and daily lunch specials. The 100th Annual Crow Fair Celebration Powwow & Rodeo will be at Crow Agency, Montana August 15-20, 2018. It includes parades, a four day powwow, a rodeo and horse races. Crow Fair is the largest Native American event in Montana and one of the biggest powwows in the country. Known as the Tipi Capital of the World Crow Fair begins on the third Thursday in August and attracts more than 50,000 spectators and participants from around the world. Big Horn County Museum is a must see. Situated on 35 acres in Hardin, MT the museum was opened in 1979 on a 22 acre vegetable farm which includes the original farmhouse and barn. Twenty-four authentic historic structures have been saved and moved to the site. Each building features exhibits that represent that era.. exhibiting horse drawn equipment, an extensive collection of restored tractors, farm equipment and automobiles. Catch a glimpse of a bygone era as history is brought to life through photographs and artifacts that are exhibited in each building. Special programs, educational and private tours are offered. Little Bighorn Days - Battle of the Little Bighorn Re-enactment is a re-creation of the battle called Custer s Last Stand and the Battle of the Greasy Grass. Hosted by the Real Bird Family, the 28th Annual Battle of the Little Bighorn Re-enactment will be held June 21-23, 2019 located just south of Crow Agency between Little Bighorn National Park and Custer s Battlefield Museum in Garryowen. Step into history, as Native American riders portray warriors of the Sioux, Cheyenne and Crow Tribes. 1870 s military re-enactors set up camp for a glimpse of Army life during Custer s time. Live-fire demonstrations of Gatling gun, cannon and rifle during the 3 day event. 10

Water Flowing From Improved Spring These cows are standing along side one of the improved springs located in the southwest end of the ranch. The spring is situated in the southwest corner of S11, T04 S, R34 E. The owner fenced out the spring and added a culvert keeping the cows out of the spring and a way to cross the creek. The water flows good and strong through the culvert and eventually flows into Shoulder Blade Creek. 11

SUMMARY STATEMENT The Shoulder Blade Creek Ranch is situated near the banks of the Little Bighorn River in a sweeping vista of the great American Prairie. Rich abundant grass and excellent water is every cattleman s dream and this ranch has both. The new owner of this ranch will be receiving all the hard and well thought-out work of the current owner who has been single-minded on improving the infrastructure. This productive operation runs very efficiently with limited equipment. The seller has done a great job making this an smooth running operation. The location of the ranch is a big plus for getting parts for trucks, tractors or any implements. Billings has big implement dealers: Yellowstone County Implement (John Deere), Billings Farmhand Inc. (Hesston, Massey Ferguson, AGCO, Vermeer, etc.), Torgerson s (New Holland, Case IH). Billings also has two sale barns; Public Auction Yards (PAYS) and Billings Livestock Commission (BLC). Shoulder Blade Creek Ranch has awe inspiring views of the Wolf Mountains to the southeast, the Pryor Mountains to the southwest and the Bighorn Mountains to the south. It is our privilege to present the Shoulder Blade Creek Ranch to select buyers on behalf of the owner and we thank you for the opportunity to present this exceptional grass ranch to you. This Ranch represents an exceptional opportunity in today s ranch market. 12

OFFERING PRICE & CONDITIONS OF SALE The Shoulder Blade Creek Ranch is offered at $2,800,000 ($744/deeded acre). The Conditions of the Sale are as follows: 1. All offers to purchase must be in writing and accompanied by an earnest money deposit check in the amount of 5.00% of the Purchaser s offering price; 2. All Buyers must demonstrate to the Seller s satisfaction unquestioned financial capability to purchase the Ranch prior to scheduling a showing; 3. Earnest money deposits will be placed in escrow with American Title & Escrow. 4. The Seller will provide and pay for a standard owner s title insurance policy issued by American Title & Escrow. Title to the real property will be conveyed by warranty deed. 5. All of the Ranch s mineral rights appurtenant to the property and currently owned by the Seller are negotiable. 6. Buyers Brokers are welcome and cordially invited to contact Wolf Mountain Realty Ranch Brokerage for information regarding Cooperation Policies and Commission Splits. 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 Sellers 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. are intended only as general guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Wolf Mountain Realty Ranch Brokerage. Prospective Buyers should verify all information to their sole and complete satisfaction. 13

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Wolf Mountain Realty Ranch Brokerage (WMRRB) has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of the Shoulder Blade Creek Ranch. WMRRB agents have been used in significant brokering of production ranches, farms and recreational properties in multiple states. This ranch offering is based on information believed to be correct. However it is subject to errors and omissions, prior sale and change or withdrawal without notice. Information contained herein has been provided by the Seller or obtained from other sources deemed reliable. WMRRB does not guarantee accuracy and recommends that any prospective Buyer conduct an independent investigation. For more information or to make an appointment to inspect the ranch please call us. Please note: A 48 hours notice is requested to make arrangements for visiting Shoulder Blade Creek Ranch. J.R. Breen JRBreen@WolfMtnRealty.com 406.679.0915 PO Box 771 Forsyth, MT 59327 (406) 679.0915 or (406) 855.1081 17 Jeff Klaus JCKlaus@WolfMtnRealty.com 406.855.1081