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Utilize the map below to zoom in and see the exact parcels or out to see the regional location.

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There are 880 +/- acres of  irrigated hay ground. The irrigation is supplied from the ditches, dikes, the Powder River, Crow Creek and water sheds. The irrigated land produces more than enough winter feed for the owner rated 650+ pairs and has produced various crops such as hay barley, oats, sorghum cane, and alfalfa. The property includes a tremendous amount of water rights and over 11 miles of creek and river frontage property.

The homes and out-buildings are broken down as follows:  

Nesbit Ranch- 3 bedroom home, 40×80 machinery shed, barn, 3 smaller out buildings, complete set of working corrals and load out chute.

Shilo’s Place- 2 bedroom home, 2 story – 2 bedroom apartment with attached shop that has a heated floor, large cement aprons, 10 ton jib crane and storage area.

Capp Ranch- Older two story home, 3960 sq ft; new home with attached 48×72 shop with four bay doors and heated floor that is currently under construction, 60×100 calving barn, two 30×60 calving barns, 3 older out buildings, a set of working corrals, chute, round pen, 29 fenced and cross fenced pastures, developed gravel pit, 5 artesian wells, springs, reservoirs, and 15 miles of pipeline that consists of 3 pipelines with their own wells and water tanks at every half mile.

The large cedar breaks along the river bottom provide prime habitat conditions for game to inhabit all year round. There is abundant mule and whitetail deer, antelope, turkey, grouse, pheasants and water fowl.

More detailed information to be posted soon.

Irrigation Video

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More details soon on this ranch.

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There is a variety of terrain on the property ranging from steep pine tree covered hills to deep cedar lined draws and high meadow country.  The property is adjacent to the Custer National Forest and adjoins State land on one side.  This allows for unlimited recreational access for the outdoor enthusiast.

Access to the property is by a private, all weather road.  The property is not far from Hwy 212 and is easy to access.  Electricity is already on the property.

Land adjoins 3 East Fork Otter Stacey Rd land and house that is listed on this site.  This 45+ acres can be purchased seperately or in addition to the Home and 29+ acres in that listing.  The map below shows the two tracts of land in relation to each other.  Click on the blue markers for identifying labels.  The map is also interactive and you can use the + or – buttons to zoom in or out.

Contact Julie Korkow for more information at 406-554-3123 or jkorkow@ranchpropertypro.com.

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The front side of the property is currently being remodeled into another two bedroom unit which will include a living room that will have some of the original logs exposed.  The house has a basement also.

The total square footage of both units is approximately 2000 +/- square feet.

The exterior of the home has new vinyl siding on three sides while the apartment behind the house has white metal siding.  The roof has also recently been replaced with a metal roof.  The look of this home has been completely updated and is very attractive.  Note:  Renovations are still being completed and are expected to be complete by the end of April 2012.

Actual rental expense and income information has been compiled on this property.  Based on the asking price of the home and the actual Net Operating Income, a capitalization rate of approximately 4.5% is indicated.  The seller has indicated that there is room to increase the net operating income since many energy efficiency updates have been completed.  Additionally, there has been a strong demand for rental property in the Broadus community since quality housing is in short supply.  Seller has not raised his rental rates.

If someone would want to puchase this as a single family residential property, it would be very easy to convert the duplex into one living unit.  But, what an opportunity for a young family – purchase the house and rent out the back side to help make your mortgage payment.

For more information on this property, contact Julie at info@ranchpropertypro.com or call 406-554-3123.

Structure is not located in the Zone A floodplain.

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More information to be posted soon.

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View Olive House and Land in a larger map

It may be hard to keep this in mind as you spend time with the agent and feel you know and have a relationship with that person. Even though you trust the agent, it is very important never to reveal the highest price you are willing to pay, or other concessions you know you would be willing to make. Because the agent represents the seller, he/she must relay this type of information to the seller.

The flip side of this is also true. Again because the agent is representing the seller, he/she is not allowed to divulge anything that would tip the scales in your favor — like why the seller is selling or how low the seller will probably go regarding the selling price. Remember, the agent is bound by contract to work to get the best possible deal for the seller. However, there is another option known as a buyer’s agent.

A buyer’s agent will work to negotiate the best price, ensure the property is inspected, and make sure you have the representation you need. Things you tell a buyer’s agent remain confidential. Using a buyer’s agent also means that you will be shown homes that are “For Sale By Owner” (FSBO). It might seem like using a buyer’s agency means you are going to pay more — but that’s not always the case. Although there are situations where agents charge an hourly fee or a flat fee for the service, in most situations they are simply working for the same commission that is paid by the seller and split it with the seller’s listing agent. While there is still some argument that this method leaves the incentive for a higher sales price, buyer’s agencies counter by pointing out that a $10,000 savings for the buyer only amounts to a $150 difference in commission for the buyer agent. They feel that the benefit of your satisfaction with their service and the word of mouth promotion they will get outweigh the loss of this small amount of money.

The type of agreement you sign with a buyer’s agent will dictate how the arrangement works. A limited agency agreement may stipulate, specifically, for what the agent will be paid. For instance, the agreement might state that if you find a home on your own, then no commission will be paid. Basically, you can negotiate the terms of the agreement up front so both you and the agent know what to expect and are comfortable with the relationship. 

Mills Auction and Real Estate professionals are willing to represent you  in a way that best fits your needs.  We find that many times, people have not been educated by their agents so we hope this article will help in clarifying agency representation.