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Tomahawk Ranch Offering Brochure 4-6-2020

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TOMAHAWK RANCH<br />

DOUGLAS, WYOMING | CONVERSE COUNTY<br />

LISTED EXCLUSIVELY BY


TABLE OF CONTENTS<br />

INTRODUCTION 1<br />

LOCATION & ACCESS 2<br />

OPERATIONAL & PHYSICAL DESCRIPTION 4<br />

CARRYING CAPACITY 4<br />

ELEVATION & CLIMATE 6<br />

REAL ESTATE TAXES 6<br />

GRAZING LEASES 6<br />

FENCES & BOUNDARY LINES 6<br />

IMPROVEMENTS 7-8<br />

UTILITIES & SERVICES8<br />

PERSONAL PROPERTY8<br />

LIVE WATER 11<br />

STOCK WATER 11<br />

WATER RIGHTS 11<br />

AREA INFORMATION 14<br />

RECREATION & WILDLIFE 14<br />

SUMMARY STATEMENT15<br />

OFFERING PRICE & CONDITIONS OF SALE 16<br />

CONTACT INFORMATION17<br />

STATE & RANCH MAPS 18-20


INTRODUCTION<br />

<strong>Tomahawk</strong> <strong>Ranch</strong> is a reputation cattle ranch located along La Prele Creek, just 11 miles southwest of Douglas, Wyoming. Carrying capacity is owner<br />

rated at 800 cows, plus replacement heifers, bulls and saddle horses running on nearly 17,460± total acres, of which 14,125± acres are deeded. The<br />

balance of native pastures and irrigated land facilitates a consistent year-round agricultural operation producing 1,700± tons of hay annually. Excellent<br />

wildlife habitat consisting of rolling hills, deep draws, rock outcroppings, native grasslands and excellent cover along La Prele Creek consistently<br />

produces trophy elk, mule deer, whitetail deer, antelope, upland birds and fishing opportunities. Access via paved Wyoming Highway 91 provides yeararound<br />

convenience to Douglas, Wyoming, and a less than one-hour drive from Casper. This is a generational opportunity to acquire an investmentgrade<br />

working and recreational ranch.<br />

— 1 —


LOCATION & ACCESS<br />

Located just 11 miles from Douglas, Wyoming, via paved Highway 91, the <strong>Ranch</strong> enjoys convenient year-around access just a short drive from the<br />

amenities of town.<br />

Douglas is a friendly town with a population of approximately 6,000 and is able to provide all of the essentials with a modern hospital and urgent<br />

care, two grocery stores, sporting goods store, three banks, several agricultural supply, hardware and lumber stores, a movie theatre, restaurants and an<br />

excellent public-school system. Home to the Wyoming State Fair and Rodeo, Douglas welcomes families and 4-H animals from every corner of the<br />

state.<br />

Approximate distances to other nearby towns are as follows:<br />

Casper, Wyoming<br />

58 miles<br />

Wheatland, Wyoming<br />

77 miles<br />

Cheyenne, Wyoming<br />

145 miles<br />

Fort Collins, Colorado<br />

190 miles<br />

Denver, Colorado<br />

244 miles<br />

Converse County Airport (KDGW), a well-improved airstrip capable of handling good-sized aircraft, is located in Douglas, Wyoming at 4,932 feet<br />

elevation. The lighted asphalt runway is 6,534' x 100' with a beacon operating from sunset to sunrise.<br />

Casper, with a population of approximately 55,000 people, is the second largest city in Wyoming and is located 58 miles west of the <strong>Ranch</strong> via Interstate<br />

25. Casper provides additional services including exceptional restaurants, large building-supply stores, Walmart, Sam’s Club, a shopping mall, and<br />

multiple box stores. Casper serves as the major local hub of commerce for central Wyoming.<br />

Natrona County International Airport is located near Casper and provides commercial air service with connecting flights to several major hubs including<br />

Denver and Salt Lake City.<br />

— 2 —


— 3 —


OPERATIONAL & PHYSICAL DESCRIPTION<br />

<strong>Tomahawk</strong> <strong>Ranch</strong> is very diverse with over 1,100 feet of elevation change. The <strong>Ranch</strong> covers multiple land-classification zones ranging from La Prele<br />

Reservoir shoreline to the riparian zone along La Prele Creek, through the irrigated meadows, across large grass-filled basins, and up the rugged valleys<br />

and steep hillsides covered in mountain mahogany.<br />

Approximately 1,700 tons of hay are produced annually on the irrigated land. The meadows consist mostly of garrison creeping meadow foxtail and<br />

brome grasses with an alfalfa-grass mix under the pivot.<br />

The native pastures are comprised of buffalo, blue grama and several varieties of wheat grasses. Sagebrush control on a large portion of the <strong>Ranch</strong> has<br />

significantly increased grass production and carrying capacity over the past 10 years.<br />

The <strong>Ranch</strong> is currently utilized as a commercial cow/calf and bison operation. With a balance of native rangeland and irrigated meadows, cattle and<br />

bison efficiently utilize the ranch resources. While the cow-calf operation is the primary operational focus on <strong>Tomahawk</strong>, the bison offer diversification<br />

to the mix of revenue streams on the <strong>Ranch</strong>.<br />

Acreage Breakdown<br />

Total Acres:<br />

Deeded:<br />

Wyoming State Lease:<br />

Bureau of Land Management:<br />

Irrigated:<br />

Flood Irrigated:<br />

Pivot Irrigation:<br />

Native Pasture:<br />

17,459.8± acres<br />

14,125.5± acres<br />

3,214.3± acres<br />

120± acres<br />

713.3± acres<br />

623.3± acres<br />

90± acres<br />

16,746.5± acres<br />

* Details of deeded acreage are under review and may not represent<br />

the final acreage.<br />

CARRYING CAPACITY<br />

<strong>Tomahawk</strong> <strong>Ranch</strong> is uniquely equipped to produce winter feed on the irrigated meadows along La Prele Creek. The balance of irrigated lands and<br />

native pastures allow for a consistent year-around operation.<br />

Carrying capacity is owner rated at 800 cows, plus replacement heifers, bulls and saddle horses. Currently, the <strong>Ranch</strong> functions as a cow-calf and<br />

bison operation and operates in conjunction with another ranch in the area. Many different operating scenarios could be implemented depending upon<br />

the owner’s goals and interests.<br />

— 4 —


— 5 —


ELEVATION & CLIMATE<br />

The <strong>Ranch</strong> elevation ranges from approximately 5,500 to 6,600 feet above sea level. The local area experiences a semi-arid climate with moderate<br />

temperatures. The average annual precipitation in nearby Douglas is 14.18 inches. With regard to cattle ranching, Douglas and the surrounding area<br />

is considered by many cattlemen to be one of the most desirable locations to raise high-gaining cattle in Wyoming.<br />

REAL ESTATE TAXES<br />

The 2019 real estate taxes were $17,290.25.<br />

STATE OF WYOMING & BLM GRAZING LEASES<br />

<strong>2020</strong> Wyoming State Land Annual Rentals are:<br />

State Land 1-7163 $1,170.12<br />

State Land 1-7571 $1,693.44<br />

State Land 1-8371 $ 446.88<br />

State Land 1-8724 $2,651.88<br />

BLM allotment: 20217 Buckshot Creek, La Prele Creek, Buckshot<br />

<strong>2020</strong> BLM grazing fees are $31.05<br />

FENCES & BOUNDARY LINES<br />

The Seller hereby makes known that there may be variations between the property<br />

boundary lines and the location of the existing boundary fences on <strong>Tomahawk</strong><br />

<strong>Ranch</strong>. The Seller makes no warranties with regard to the location of the fence<br />

lines in relationship to the property boundary lines, nor does the Seller make any<br />

warranties or representations with regard to specific acreage within the fenced<br />

property lines.<br />

The Seller is selling <strong>Tomahawk</strong> <strong>Ranch</strong> in its “as is-where is” condition which<br />

includes the location of the fences as they now exist. Boundaries shown on any<br />

accompanying maps are approximate. The maps are not to scale and are for visual<br />

aid only. The accuracy of the maps and information portrayed therein is not<br />

guaranteed nor warranted.<br />

— 6 —


IMPROVEMENTS<br />

With four homes, two horse barns, shop, and<br />

multiple storage buildings, the improvements<br />

on the <strong>Ranch</strong> are modest, but adequate for the<br />

operations of the <strong>Ranch</strong>.<br />

Classic Farmhouse<br />

The centerpiece of the improvements is the<br />

stoic and classic farmhouse. This 3,140±<br />

square-foot home, built in the 1890s, has<br />

five bedrooms and two and a half bathrooms.<br />

Located amongst the mature cottonwood<br />

trees, this home has both place and purpose.<br />

Bunk House<br />

The bunk house has been used for hunters<br />

and hired workers through the years. Built<br />

in 1921, the bunk house, which consists of<br />

1,244± square feet, has two bedrooms and two<br />

bathrooms.<br />

Modular<br />

Built in 1976, this structure has three bedrooms<br />

and two bathrooms with approximately 1,754<br />

square feet of living space.<br />

Horse Barn<br />

The classic horse barn was constructed in<br />

1921.<br />

Block Shop<br />

The 2,800± square-foot shop built of cinder<br />

blocks has three overhead doors and was<br />

constructed in 1980.<br />

— 7 —


IMPROVEMENTS<br />

Second Modular<br />

The second modular house, which was constructed in 1976,<br />

has three bedrooms and one bathroom.<br />

Second Horse Barn<br />

The second horse barn was built in 1950 and is approximately<br />

1,250 square feet.<br />

Calving Barn and Corrals<br />

The <strong>Ranch</strong> includes a functional calving barn with 16 jugs<br />

and a head catch to support calving efforts during the spring<br />

calving season.<br />

Also included are multiple miscellaneous buildings used<br />

for storage.<br />

UTILITIES & SERVICES<br />

Electricity is provided by Rocky Mountain Power. Propane<br />

is provided by Global Energy of Wyoming. Telephone and<br />

internet services are provided by CenturyLink. Domestic<br />

water is provided by a well and the sewage system is septic.<br />

PERSONAL PROPERTY<br />

All irrigation equipment, including the T-L pivot, John<br />

Deere diesel motor and diesel tank at the pivot location<br />

will be transferred via a bill of sale at closing. All other<br />

personal property shall be negotiated outside of the real<br />

estate transaction.<br />

— 8 —


LIVE WATER<br />

La Prele Creek traverses the property for approximately 4.75 miles. La Prele offers excellent fishing for rainbow and brown trout in its fast-moving<br />

riffles and deep holes.<br />

STOCK WATER<br />

The <strong>Ranch</strong> is well watered by La Prele Creek, numerous springs, reservoirs and wells.<br />

WATER RIGHTS<br />

The <strong>Ranch</strong> has direct-flow irrigation rights from La Prele Creek. A detailed tabulation of water rights can be provided to qualified buyers upon request.<br />

— 11 —


— 12 —


— 13 —


AREA INFORMATION<br />

The Douglas, Wyoming area consists of a very diverse landscape. The area economy is driven by agriculture and energy development. However,<br />

through the boom and bust of energy development, agriculture has remained the backbone of the local economy.<br />

The nearby Medicine Bow National Forest provides endless sightseeing, hiking, camping, horseback riding, hunting and fishing opportunities.<br />

Wildflowers, rushing creeks, beautiful rugged terrain and good wildlife populations make the Douglas area a prime location to live and enjoy the<br />

Wyoming lifestyle. The North Platte River and a series of dammed reservoirs along the river provides excellent opportunities for lake fishing, river<br />

fishing and water sports.<br />

Casper Mountain serves as a local outdoor destination and is home to the Hogadon Ski area. With excellent wildlife habitat and numerous water<br />

sources flowing from the mountains to the river, the wildlife resources around Douglas are exceptional.<br />

Historians will enjoy the Ayres Natural Bridge just downstream from <strong>Tomahawk</strong> <strong>Ranch</strong>, and in Casper ̶ the Fort Caspar Museum and Historic Site,<br />

the National Historic Trails Interpretive Center and various other sites that memorialize the emigrant trails across Wyoming.<br />

RECREATION & WILDLIFE<br />

The <strong>Ranch</strong> itself is home to an abundance of wildlife including trophy elk, whitetail deer, mule deer, antelope, upland birds and turkeys.<br />

La Prele Creek, which traverses the <strong>Ranch</strong> for 4.75 miles, provides anglers the opportunity to fish private waters teeming with brown and rainbow<br />

trout. With a healthy riparian zone of cottonwoods, river birch and abundant grass, many species of wildlife are attracted to this space for food, water<br />

and cover.<br />

Deep valleys filled with mountain mahogany make for perfect habitat for mule deer and elk.<br />

— 14 —


SUMMARY STATEMENT<br />

The <strong>Tomahawk</strong> <strong>Ranch</strong> offering presents the production-minded buyer the opportunity to acquire a reputation cattle ranch in one of the best locations<br />

in Wyoming. With nearly 17,460± total acres, of which 14,125± acres are deeded, <strong>Tomahawk</strong> <strong>Ranch</strong> is large by Wyoming standards. Not often does a<br />

blocked-up ranch of this size and quality come to market. With a carrying capacity of 800 cows, plus replacement heifers, bulls and saddle horses, the<br />

<strong>Ranch</strong> is self-sustaining and can provide the prudent operator a consistent return. The abundance of wildlife ̶ including elk, deer, antelope, turkeys,<br />

brown trout and rainbow trout ̶ is sure to please the recreationalists. This ranch will provide the fortunate new owner, guests and family the opportunity<br />

to enjoy this legacy ranch for years to come.<br />

— 15 —


OFFERING PRICE & CONDITIONS OF SALE<br />

<strong>Tomahawk</strong> <strong>Ranch</strong> is offered at $14,250,000 Cash. The Conditions of the Sale are as Follows:<br />

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<br />

Purchaser’s offering price;<br />

2. All Offerors must demonstrate to the Seller’s satisfaction unquestioned financial capability to purchase the <strong>Ranch</strong> prior to scheduling<br />

a showing;<br />

3. Earnest money deposits will be placed in escrow with First American Title Insurance Company in Douglas, Wyoming.<br />

4. The Seller will provide and pay for a standard owner’s title insurance policy issued by First American Title Insurance Company in<br />

Douglas, Wyoming.<br />

5. Buyers’ Brokers are welcome and cordially invited to contact Swan Land Company for information regarding Cooperation Policies<br />

and Commission Splits.<br />

The Seller reserves the right to effect a tax-deferred exchange for other real property in accordance with provisions in Section 1031 of the<br />

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<br />

which the Sellers may acquire.<br />

This entire <strong>Offering</strong> is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller.<br />

Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general<br />

guidelines and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Swan<br />

Land Company. Prospective Buyers should verify all information to their sole and complete satisfaction.<br />

— 16 —


Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Broker on the sale of <strong>Tomahawk</strong> <strong>Ranch</strong>.<br />

Since 2002, we have primarily focused on the brokerage of significant ranches, farms and recreational properties throughout the<br />

Rocky Mountain West.<br />

This <strong>Offering</strong> is based on information believed to be correct; however, it is subject to errors, omissions, prior sale and change or<br />

withdrawal without notice. Information contained herein has been provided by the Seller or obtained from other sources deemed<br />

reliable. The Agent does not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent<br />

investigation.<br />

For more information or to make an appointment to inspect the <strong>Ranch</strong> please call:<br />

Scott Williams - Broker<br />

Swan Land Company<br />

P.O. Box 865<br />

Buffalo, Wyoming 82834<br />

Mobile 307.621.0098<br />

Toll Free 866.999.7342<br />

Email scott@swanlandco.com<br />

www.swanlandco.com<br />

A 48-hour notice is requested to make proper arrangements for an inspection of <strong>Tomahawk</strong> <strong>Ranch</strong>.<br />

— 17 —


TOMAHAWK RANCH


Douglas, WY<br />

OUT<br />

OUT<br />

OUT


OUT<br />

OUT<br />

OUT


Genuine. Devoted. Proven.<br />

866.999.7342 | WWW.SWANLANDCO.COM | INFO@SWANLANDCO.COM

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