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ROSE CREEK RANCH – WINNEMUCCA, NV.

 

CATTLE & HAY RANCH

 

PRIME FOR COMMERCIAL,

INDUSTRIAL & RESIDENTIAL DEVELOPMENT!

 

ENJOY FARMING AND RANCHING WHILE DEVELOPING

YOUR OWN PROPERTY FOR MORE VALUABLE USES!!

 

2,572+ DEEDED ACRES WITH 639+ ACRES WATER RIGHTS

(INCLUDES 639+ AC. SURFACE, 375+ AC. UNDERGROUND, WITH 500+ IRRIGATED ACRES IN ALFALFA AND GRAIN CROPS.)

 

3 RESIDENCES, PLUS SHOP, OUT BUILDINGS & CORRALS

 

ASKING $1.8 MILLION WITH POSSIBLE OWNER FINANCING

 

FOR MORE INFORMATION CONTACT:

 

LARRY E. WOOD, LISTING AGENT

REALTY EXECUTIVES OF NORTHERN NEVADA

6110 PLUMAS STREET, SUITE B, RENO, NV. 89509

(775) 824-3666 OR (775) 333-1472  FAX (775) 824-3660

 

 

 

 ROSE CREEK RANCH

HUMBOLDT & PERSHING COUNTIES, NEVADA

 

  INTRODUCTION

 

Rose Creek Ranch offers an exciting opportunity for the more experienced investor.  The ranch presently operates as a cattle and hay property, with a cattle carrying capacity of 175+ cows, and produces some 1,000+ tons of alfalfa hay annually, plus grain crops on about 500+ acres of irrigated ground.  However, the real value of this offering lies in the tremendous potential for future development into commercial, industrial and residential projects.

 

The main headquarters and acreage of the ranch lies in close proximity to existing commercial/industrial development and the airport.  Some of the property is also next door to a large 5 acre parcel residential subdivision development.  Equally important, the ranch includes excellent water rights in good standing with the Nevada State Engineer’s Office for both surface and underground water, an important ingredient for property development.  In addition, the second generation owner is presently evaluating feasibility of harnessing Rose Creek’s natural year round water flow in the upper range land for future hydro-electric power production.  So, this offering represents the best of two worlds, the ability to farm and ranch on a smaller scale while working towards a more valuable future use of the property.

 

RANCH LOCATION & DESCRIPTION:  Rose Creek Ranch headquarters, consisting of 690+ deeded acres in Humboldt County, is located about 9 miles west of downtown Winnemucca and lies on the outer edge of the present commercial area development along old U.S. Highway 40, which runs parallel to Interstate 80.  The Winnemucca airport is only a mile or two from the ranch, and has a 7,000 foot lighted runway.  An additional 1,882 deeded acres lies in Pershing County, to the south in the foothills and north end of the East Mountain Range, for a total of 2,572+ deeded acres.  Reno is about 155 miles to the west and just over a 2 hour drive along I-80 (See Area Location Map). 

 

There are 2,572+ total deeded acres.  The ranch includes 639+ surface water righted acres with water coming from Rose Creek in the mountains above and to the south.  There are no other water rights or water users to this source of surface water.  In addition, the irrigated ground is supplemented with 375+ acres of under ground water certificates, all in good standing with the Nevada State Engineer’s Office, Carson City, NV.  Water is pumped from four different wells.  A fifth well is operational, but the pump and well are in need of repair.  The four operating wells are tied together by pipelines for water and irrigation efficiency.  At the present time the owner is irrigating approximately 500 acres of alfalfa and grain crops.  Table I summarizes the deeded and water righted property, and current property taxes.

 

 

 

NOTE:  Total Water rights are 639.61 acres, including 20.33 ac. Private lease land & 9.85 ac. BLM land.

 

FARMING OPERATIONS:  For two generations, the owners of Rose Creek Ranch have produced alfalfa hay and rotation grain crops.  Average alfalfa yield has consistently produced 5 tons per acre, or more, and has met high performance hay test standards for California dairy markets, consistent with the area’s farming reputation.  In fact, the owner reports production of 3.65 tons per acre for the first cutting on one 28 acre field of alfalfa and volunteer rye this season (2001).  Average growing season is 120 to 140 days each year, depending on weather and water conditions.

 

At present, farm crops include 280+ acres in grain crops, including Yam Hill Winter Wheat, Triticale (rye/wheat cross), and volunteer rye from last year’s planting.  Another 220+ acres are in alfalfa hay with age ranging from new to 6+ years.  About 120 acres are due for rotation at the end of this season.  With the exception of a small amount of leased land in neighboring Section 23, all of the farmland is contained in Sections 18, 19 and 24.  Farm equipment and machinery used on the ranch has not been included in the asking price, but is available at market value at Buyer’s option (see equipment inventory, attached).

 

WATER & IRRIGATION:  Perhaps one of the most attractive features of this ranch is its water.  Not only does it provide for current farming needs, but it also represents a valuable asset for future property development.  Both surface and underground water rights appropriations (Certificates & Permits) are issued and administered by the Nevada State Engineer’s Office, Carson City, NV.  Table II is a summary of water rights of record.

 

During normal water years, surface water from Rose Creek runs at an average volume of 2.0 to 2.5 Cubic Feet per Second (CFS), and is transported to the ranch reservoir and then to farm ground via some 2 miles of main line pipe ranging in size from 8” to 10”.  In addition, the ground water is supplied by 5 wells, 4 of which have been connected by pipelines to provide for more water use efficiency.  The wells vary in size and capacity ranging from depths of 200 to 400 feet with production ranging from 800 to 1,500 Gallons Per Minute (GPM’s).  Some of the irrigated fields have been laser leveled and are flood irrigated with some 10,000+ feet of 10” gated pipe.  Crops in Section 19 are irrigated with 12 hand lines supplied by one main line.

 

CATTLE OPERATIONS:  Rose Creek Ranch is owner rated at 175+ head of cows, and could be increased to 200 – 250+ head by planting the additional fallow ground in to summer pasture.  Presently, cattle are turned out to the upper deeded grazing land around May 1st, and graze in the upper range country until early October of each year.  Upper grazing lands include 67.2 water- righted acres, and provide some fabulous meadows for additional range feed.  There are no BLM, or other private grazing leases included with the ranch.  During off-season months, cattle are bought down to headquarters where they feed on crop stubble through the balance of the year.  Cattle are fed hay for about four months until turn out time.  The cattle are primarily Hereford and Angus crossed with Black Angus bulls.  Cattle are not included in the asking price, but may be purchased at market with the sale of the ranch at Buyer’s option.

 

NOTE:  It is common in Nevada for different certificates to duplicate each other.  However, this duplication cannot be “Stacked” for calculation purposes.  For this reason, the totals are estimated as “NET” water rights.  The underground water certificates were not issued “Supplementary to existing surface water”, and are believed to be “Stand Alone” water rights.  This means that the underground water may be transferred to other lands (“Place of Use”), such as commercial and/or residential properties, subject to the State Engineer’s approval.  A prudent buyer should engage the services of a water engineer to verify all of the water rights information included in this summary.

 

IMPROVEMENTS:  Rose Creek Ranch is complimented with typical improvements.  There are 3 residences all on well and septic systems.  The main home is a 1600+ square foot, 3 bedrooms, 1 bath, wood framed structure with metal roof, plus a detached 2+ car 24’ X 24’ insulated garage with concrete floor, power and automatic door opener.  An older 2 bedroom, 1 bath, single wide 10’ X 45’ mobile home serves as ranch hand quarters.  The third residence is a fully remodeled 3 bedroom, 2 baths, 1440 square foot double wide mobile home, and is presently being used as a rental, generating $425.00 monthly income.

 

There are several other out buildings including a 28’ X 40’ metal shop building with electricity, a railroad box car used for storage, tack shed, ATV shed, wood, storage & chicken sheds, etc.  In addition, there is a 200 to 250 head feed lot equipped with working corrals, squeeze and loading chutes, water, power and night light.

 

The irrigation system includes a reservoir that allows for gravity flow sprinklers, extensive underground pipe lines from the upper range to the reservoir, then on down to the farm ground, thirteen ¼ mile sprinkler lines, and 5 wells (4 functional), for irrigation.  The lower farm ground at headquarters is all fenced and cross fenced, and the upper range land also includes extensive fencing and spring water improvements.

 
PERSONAL PROPERTY:  Cattle (50+ cows, plus 3 bulls), farm machinery and equipment and hay inventory on hand at time of purchase (close of escrow) all represent ranch assets that have not been included in the asking price.  All of these items can be made available at market value and included in the sale at Buyer’s option.

 

PRICE AND TERMS:  The real property and improvements as described in this prospectus is being offered for $1.8 million.  Owner may consider financing with an acceptable down payment, and subject to Owner’s review and approval of Buyer’s financial and credit reports.  Owner may also consider a purchase of the headquarters portion of the lower farmland property only for $1.5 million, subject to acceptable terms and conditions.  The upper grazing lands cannot be purchased separately, unless the lower headquarters farmland has  already been sold separately.  Owner reserves the right to change the price, terms, conditions and details of this property offering, as reflected in this prospectus, at any time, and without prior notice.

 

DISCLOSURES:  The information contained in this prospectus has been obtained from the owner and other sources deemed to be reliable and are believed to be accurate and correct.  While Realty Executives of Northern Nevada, and the Listing Agent, Larry E. Wood, have made diligent effort to insure that the information contained herein is correct, no warranties as to its accuracy are either intended or implied.  The prudent buyer should perform his/her own independent due diligence study as a condition to any offer for verification purposes.  The owner and his agent pledge full support and cooperation in assisting the buyer in this respect.  For more information and showing appointment, contact:

 

LARRY E. WOOD, LISTING AGENT

REALTY EXECUTIVES OF NORTHERN NEVADA

3301 SOUTH VIRGINIA ST., RENO, NV. 89502

(775) 824-3666 ; FAX (775) 824-3660

(Showings to qualified buyers by appointment only, please)     6/1/01