Welcome to the Norris-Washut Ranch...Livestock Carrying Capacity Recently, the owners have been...

Welcome to the

Norris-Washut Ranch

58 E. Benteen Street | Buffalo, WY 82834 Ph 307-684-9556 | Toll Free 888-684-9557 | Fax 307-684-8565

Email: [email protected] | Website: www.pearsonrealestate.com

… a very unique Campbell County, Wyoming ranch.

Introduction to the Area Gillette, Wyoming is the county seat of Campbell County. With a population count of 30,560 in 2017 Gillette is an extremely active, thriving city. Gillette, self-titled as the “Energy Capital of the Nation” has a mutually supportive relationship with the coal, natural gas, and oil industries.

Situated within the resource-rich Powder River Basin, Gillette and Campbell County are central between the Big Horn Mountains to the west and the Black Hills of northeastern Wyoming and South Dakota.

Ranching in Campbell County (population ~46,242) is still a significant economic contributor to the area. See Page 11 for more information about the area.

Information resources : www.census.gov, www.wyohistory.org, www.gillettewy.gov, www.ccgov.net

Approximate Distances from the Ranch to:

Gillette WY……………………………..…… 14 Miles

Moorcroft WY…………………..………… 14 Miles

Douglas WY ………………………..…… 100 Miles

Casper WY…………………………...…..… 142 Miles

Belle Fourche SD …………………… 122 Miles

Rapid City SD ……………………..……. 160 Miles

Location The Norris-Washut Ranch is located at Rozet, Wyoming in eastern Campbell County. The ranch lies 14 miles east of Gillette and 14 miles west of Moorcroft. Year-round access to the ranch is excellent via I-90 by taking Exit 141 then south one mile to the village of Rozet. From Rozet travel east one mile on State secondary Highway 51 to the entrance of the ranch. As shown in the maps on pages 9 and 10, the ranch is bisected by I-90 to the north and Highway 51 to the south. The two pastures north of I-90 are easily accessed via an underpass. The pasture south of Highway 51 is easily accessed via a County road, Bishop Road. Two tracks of the Burlington Northern Santa Fe (BNSF) Railroad parallel Highway 51 at the ranch entry. The railroad does not cross any other part of the ranch. See www.bnsf.com for more information.

For more information, contact us at (307) 684-9556 or email [email protected]

Subject

Introduction to the Ranch The Norris-Washut Ranch offers both year-round live water and an irrigated hay-base making this a very unique Campbell County ranch. Donkey Creek is the primary stream flowing through the ranch, but Buck Creek, South Buck Creek, and several reservoirs and small unnamed drainages provide seasonal surface water.

Donkey Creek provides irrigation water and creates excellent shelter along the deep bends of the waterway. The riparian area along Donkey Creek traverses the entire central part of the ranch and is highly productive. The surface water rights have been completed and Donkey Creek provides reliable irrigation water for 228± acres including one center pivot.

The topography of the ranch is quite level with elevations ranging from ~4,200-4,300’. Annual precipitation is reported to be about 14” with a 30-year average range of 12-16”.

Resources: www.wrds.uwyo.edu, www.usclimatedata.com, www.prism.oregonstate.edu

Livestock Carrying Capacity Recently, the owners have been leasing the ranch to two different operators for grazing. Under this management strategy, cattle have been on the ranch for a period of 6-7 months during the spring-summer-fall seasons; no cattle have been on the ranch during the winter months. The irrigated meadows are grazed in the fall after harvest is complete. The owners have been selling the entire hay crop as they are not running their own cattle.

The owners rate the carrying capacity of the ranch at 175-200 animal units, year-round. This stocking rate takes into account the harvested hay that would then be retained and fed throughout the winter.

Future carrying capacity will vary with management and weather conditions. Interested buyers are instructed to conduct their own evaluation of potential carrying capacity.

Resource: Blaine Horn is the Rangeland Specialist for the University of Wyoming Extension Service serving northeast Wyoming. Located in Buffalo, WY he can be reached at [email protected] or (307) 684-2272

Acreages:

2,298 ± Acres Deeded

80± Acres State of WY Lease

2,378± Acres Total

Acreages were obtained from the Campbell County Assessor’s Office (www.ccgov.net) and the Wyoming Office of State Lands Investments (www.lands.wyo.gov).

NOTE: Additionally, for many years the Norris-Washut Ranch has utilized a 60± acre private grazing lease.

Irrigation & Hay Production Donkey Creek, a tributary to the Belle Fourche River system, flows year-round through the Norris-Washut Ranch. Its watershed extends westerly and southerly with the headwaters located west/southwest of Gillette.

Over the years the owners have continued to improve the irrigation delivery system converting the tarp-and-dam flood irrigation to pivot and gated pipe irrigation. The Norris-Washut Ranch has excellent permitted water rights on 203± acres. The ranch has one (1) five-tower Valley center-pivot that irrigates 68± acres. An additional 135± acres are irrigated by gated pipe and flood irrigation. Lastly, 25± acres are subirrigated.

The ranch produces in the range of 400-550 tons of grass and alfalfa/grass mixed hay annually on 228± acres harvested.

The majority of the soils currently irrigated are either Arwite Fine Sandy Loam (See Type 103), Jaywest-Moorhead Loams (Type 167), or Moorhead Loam (Type 182) as shown below. Each is a Class 3e soil and is described as “prime farmland if irrigated”.


Future yields will vary with management and weather conditions. Aerial map provided by USDA Farm Service Agency : www.fsa.usda.gov or (307) 682-8843.

Surface water rights, groundwater permits and all other water right information is available publicly by searching the e-Permits database available at the Wyoming State Engineer’s Office (WY SEO): www. seo.wyo.gov/home . Buyers are instructed to conduct their own search of the water rights database or may wish to have an independent water rights search performed. Water rights information shown herein is not warranted or guaranteed by either the Sellers or Pearson Real Estate Co. and is presented as an aid to a buyer’s due diligence research.

Water rights for the Norris-Washut Ranch are administered by Water Division 2 (Sheridan), District 10 of the WY SEO. The local contact is Kody Steinbrecher, Sundance, WY (307) 283-2297 or [email protected]

Soils information is publicly available from the U.S. Department of Agriculture’s National Resources Conservation Service. See www.nrcs.usda.gov for general information. To access the online Web Soil Survey see https://websoilsurvey.nrcs.usda.gov/app/

Broker’s Note: Irrigation, and pivot irrigation in particular, and having a local hay-base is quite rare in Campbell County. Most ranches in northeastern Wyoming either purchase all their winter hay or harvest dryland hay. The Norris-Washut Ranch is quite unusual within the area for having ample irrigation water to produce improved hay. The Norris-Washut Ranch has been selling all of its hay, baled either in small squares or round bales, to the active local hay market.

Surface Water Rights - Irrigation Water Surface (Irrigation) Water Rights as Permitted by the Wyoming State Engineer’s Office:

Permit # and Facility Name CFS #Ac Priority Date P1201.0R and P8208.0D The Louis Reservoir and The Louis Ditch 0.47 CFS (33 Ac) 2/3/1908 P1263.0R and P8384.0D The C.K. Knight Reservoir and The C.K. Knight Ditch 0.51 CFS (36 Ac) 5/9/1908 P32423.0D The Norris Washut Ditch 0.957 CFS (67 Ac) 9/13/1999 P33123.0D The Northwest Center Pivot 0.96 CFS (67 Ac) 6/8/2004

Irrigation water for the pivot is pumped via a 3-phase, 20 HP Baldor electric motor from the C.K. Knight Reservoir per the sketch found in permit P33123.0D and shown here.

Ground Water Rights - Domestic and Stock Wells The ranch has excellent livestock water availability throughout the pastures. Each pasture has some surface water either via reservoir, seasonal drainage, or unnamed creeks and drainages. In addition, groundwater wells are distributed throughout the ranch. Some wells have not been utilized recently as the reservoirs and live water have been very reliable for the current, 3-season grazing utilization.

Ground Water Rights as Permitted by the Wyoming State Engineer’s Office:

Permit # Facility Name Use Appropriated GPM Total Depth Pump Depth Priority Date

P71150.0W The Brennan #1 Stock Watering 12 275’ 140’ 9/18/1985

P103662.0W The Brennan #1 Well Stock Watering 8 200’ 180’ 8/30/1996

P197848.0W The Dottie #1 Well Domestic & Stock 20 420’ 380’ 4/10/2012 Watering

In addition to the wells, Donkey Creek is a reliable source of livestock water through the central part of the ranch. The banks of Donkey Creek are generally very accessible to livestock.

Improvements Although there is no residence on the Norris-Washut Ranch there are many ideal locations to build a home. There is an existing septic system, domestic well, and electrical service at the site of the previous home.

A large shop/equipment shed was built in 2010. The 7,488± SF steel building has concrete flooring throughout and a concrete apron across the width of the entry. The building also houses an office space and a bathroom. For livestock handling, the ranch has very good corrals and pens, three (3) cattle loafing sheds (including one built in 2018), and miscellaneous storage buildings. The sorting pens, tub, and load-out are in need of replacement. 3-Phase power is available at the point of diversion for the center pivot.

The ranch road is improved gravel and the ranch headquarters are accessible year-round, with the exception of storm events, for shipping hay and cattle.


Price & Terms

The Norris-Washut Ranch is being offered for $2,595,000

(Two million five hundred ninety five thousand dollars) The Sellers shall require an all-cash sale at closing - No Seller financing or lease/purchase contracts.

The Sellers of the Norris-Washut Ranch reserve the right to effectuate a tax-deferred real estate exchange pursuant to Section 1031 of the Internal Revenue Code and the Treasury Regulations promulgated thereunder. The Buyer shall agree to cooperate and shall not incur any additional liability or expense in connection with the Seller’s tax-deferred exchange. Mineral Rights: No mineral rights are included. Any and all mineral rights owned by the Sellers, if any, shall be retained by the Sellers. Real Estate Taxes: (2018): $2,676.44 as published by the Campbell County Assessor’s office: www.ccgov.net

Equipment The owners have assembled and maintained an excellent line of equipment used in their haying operation. The buyer of the ranch will have the option to purchase the entire line of farm equipment separate from the purchase of the real estate. An equipment list will be made available to those with serious inquiry.


The Norris-Washut Ranch Campbell County, Wyoming

2,298 ± Acres Deeded 80± Acres State of WY Lease

2,378± Acres Total

Additional Area Information Gillette, the Campbell County seat and the Energy Capital of the nation, is home to and serves the workforce of big industries and entrepreneurs involved in the area's rich supply of natural resources – mainly oil and coal. Gillette is an active city featuring many amenities such as:

• Outstanding educational facilities including several elementary schools, two junior high schools, two high schools and NWCC Gillette College, a two-year college;

• Campbell County Memorial Hospital, a 90-bed acute care, community hospital; • Campbell County Recreation Center, a top-notch facility for family fun; • The CAM-PLEX event center, which includes an NHL-sized ice rink and

motocross facilities; • 18-hole golf course; • 35+ churches; • Many fine dining options and grocery outlets including Walmart; • Gillette is also just a short drive away from two national treasures -- Devil's

Tower, Mount Rushmore, and many other recreational sites in the beautiful Black Hills of South Dakota.

More information available at http://www.city-data.com/city/Gillette-Wyoming.html, and www.gillettechamber.com. Climate and Geography • 14" of rain per year • 57" of snow per year • Average number of sunny days: 212 • Average low: 14 degrees • Average high: 86 degrees • Average wind speed: 10.1 mph • Length of "windy" season: 8.4 months (Spring & Fall)

Wildlife

Nestled between the Big Horn Mountains and the Black Hills, the surrounding area is situated in the Powder River Basin where the geographical elements make for breathtaking scenery as well as many hunting and fishing opportunities. With more than 4,802 square miles of wilderness, Campbell County sports a large variety of wildlife that caters to any hunting type, whether it’s quietly stalking whitetail and mule deer, or following the migration of ducks and geese.

The Belle Fourche River and Little Powder River are the main waterways that drain this magnificent high country. Spectacular fishing opportunities for fly fishing warm and cool water species can be had in the reservoirs, lakes, ponds, rivers and creeks that surround Gillette. Keyhole Reservoir is this area’s best known fishing spot. The reservoir is located north of I-90 between Gillette and Sundance. A good variety of warm water species predominate here: Black Crappie, White Crappie, Channel Catfish, Widemouth Bass, Smallmouth Bass, Yellow Perch, Northern Pike and Walleye. Toilet, camping and Boat ramp facilities are available at Keyhole Reservoir.

Nearly 77,000 pronghorn call this region home, along with a multitude of mule deer, turkey, sage grouse and more wild animals. Below: Antelope grazing on the Norris-Washut Ranch.

https://livability.com/wy/gillette/business/campbell-county-energy-capital

http://www.ccprd.com/Recreation_Center.html

https://livability.com/wy/gillette/things-to-do/events-at-gillettes-cam-plex

https://livability.com/wy/gillette/things-to-do/day-trips-near-gillette-wy

http://www.livability.com/wy/gillette/sports-and-recreation/day-trips-near-gillette-wy

Important Information for Prospective Buyers:

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 con-tained herein. Updates and corrections may be made to this brochure as needed.

All maps are provided as visual aids only. The accuracy of the maps is not guaranteed and the maps should not be re-lied 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.

58 E. Benteen St., Buffalo, WY 82834 Phone (307) 684-9556 | Toll-Free (888) 684-9557

Fax (307) 684-8565 [email protected] www.PearsonRealEstate.com

Welcome to the Norris-Washut Ranch...Livestock Carrying Capacity Recently, the owners have been...

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