NOT MARKETING: Adkins Farm on Rock Creek | Fay Ranches

ADKINS FARM ON ROCK CREEK

Joliet, Carbon County, Montana

$2,395,000 | 100± Acres

Adkins Farm on Rock Creek | Joliet, Montana

INTRODUCTION

Adkins Farm on Rock Creek offers many options. Agriculture, Commercial, and Recreational are all possibilities for this 100-acre property. Adkins Farm is located 6 miles north of Joliet, Carbon County, Montana, at the intersection of U.S. Highway 212 and U.S. Highway 310. This intersection holds the highest traffic count in Carbon County. It is the halfway point between Montana’s largest city, Billings, and the quaint mountain ski town of Red Lodge and the famous All-American Highway, the Beartooth Pass on U.S Highway 212 leading to the northeast entrance of Yellowstone National Park. U.S. Highway 310 is the main highway to the east entrance to Yellowstone National Park from Billings, which will take you through Cody, Wyoming.

The Southern boundary of the property is approximately one-half mile of the famous Rock Creek. This portion of Rock Creek contains good numbers of rainbow and brown trout, which are a joy to catch with a wet or dry fly. The cottonwood-rich riverbanks of Rock Creek are home to whitetail deer, pheasant, turkey, and black bear. Ducks and geese frequent Rock Creek as well as the Smith ditch and a warm water drainage ditch, which never freezes, that are all on the property.

Over 20,000 square feet of shop and warehouse space make up the improvements on the Adkins Farm property. The buildings are comprised of a large, heated shop, paint room, tool room, cold storage warehouse, and a 342 lineal foot equipment storage or warehouse space with seven electric overhead doors. Also included in the improvements are two enclosed pump houses, along with a certified septic tank and drain field.

The agricultural side of the farm includes two separate irrigated fields that are currently planted in alfalfa grass. The fields produce 5-6 tons per acre annually and are now being leased out annually by a local hay producer.

The 100 acres of Adkins Farm on Rock Creek includes five separate tax deeds. The property is currently classified as Agriculture and will only be sold as a whole.

QUICK FACTS

• 100± Acres

• Over 20,000 square feet of shop space, equipment storage, and warehouse space

• Easy access via U.S. Highway 212 and U.S. Highway 310

• Borders Rockvale junction, highest traffic count in Carbon County

• 1/2± mile Rock Creek frontage

• 5 Certificates of Title

• Great irrigation water rights

• 30± miles to Billings, Montana

• 30± miles to Red Lodge, Montana

• 130± miles to the northeast and the east entrance of Yellowstone National Park

• Classified as Agriculture

Adkins Farm on Rock Creek | Joliet, Montana

LOCATION

This property is located at the intersection of U.S. Highway 212 and U.S. Highway 310, making for the highest traffic count in all of Carbon County and the “Rockvale Intersection.” This intersection is unique, as it is the lifeline to Northern Wyoming. The Rockvale intersection is the halfway point between Billings and Red Lodge and the Red Lodge Mountain Ski Area. The junction of these two highways is unique as the East entrance through Cody, Wyoming, and the Northeast entrance via Red Lodge to Yellowstone National Park are approximately equal distances.

Adkins Farm on Rock Creek | Joliet, Montana

GETTING THERE

Adkins Farm on Rock Creek lies approximately 31 miles to the Southwest of Billings, Montana. Billings is the largest city in Montana and has all the amenities one would expect from a large city. From Billings, you head West on U.S. I-90 to the town of Laurel, Montana. From Laurel, head Southwest on U.S. Highway 212 approximately 13 miles to the junction of U.S. Highway 212 and U.S. Highway 310.

AIRPORT SERVICES

Located 30± minutes from the property is Billings Logan International Airport; the airport is serviced by Alaska, Delta, Cape Air, United, Frontier, American Airlines, Allegiant Air, and Edwards Air Service, with direct flights to and from numerous cities, with additional direct flight options available.

AREA HISTORY

Carbon County was named after the coal-rich deposits and has had a long history of agriculture, along with a long-lived reputation of hard-working farmers and ranchers. Located at the confluence of the Clarks Fork of the Yellowstone and Rock Creek, farmers have had the luxury of planting, growing, and harvesting many diverse crops from the rich soil and the wonderful climate and elevation that makes up the area. Before the farmers and ranchers entered the area, it was the home of many wild men and women ranging from the Crow Tribe to such names as Jim Bridger, Jeremiah Johnson, and Calamity Jane.

Adkins Farm on Rock Creek | Joliet, Montana

100± deeded acres

Adkin’s farm offers many options and currently consists of irrigated farmland, cottonwood-rich river bottom, and over 20,000 feet of shop, equipment storage, and warehouse space.

CLIMATE

Climate data for Joliet, Montana

Courtesy of http://www.city-data.com/city/Joliet-Montana.html

IMPROVEMENTS

Farm shop 48’x 88’ separated as follows:

• 24’x 48’ radiant in-floor heated shop with electric overhead door

• 24’x 48’ paint room with overhead door

• 24’x 40’ parts room with two overhead doors

• 24’x 40’ shop two overhead doors and propane-powered forced air heater

The farm shop area is all hardwired to code with excellent lighting and plugins, along with an air compressor with its own insulated room with air piped throughout the shop

White steel equipment storage 342’ long

• 24’x 272’ with concrete floor and six electric overhead doors

• 30’x 70’ with concrete floor and one electric overhead door divided by above section with slide door

• All sections are wired to code with lights

Galvanized steel warehouse

• 50’x 150’ with concrete floor and zoned lighting wired to code

• One electric and one manual overhead door and two walk-through doors

Two wellheads enclosed with pump houses

RECREATION

Hunting, fishing, and 4-wheeling are all ways to enjoy the Adkins Farm property. Other nearby recreation options include hiking or horseback riding the Beartooth mountains and fishing numerous rivers, streams, lakes, and reservoirs. Many public land hunting options in the area and private block management areas can fill your days afield. Skiing Red Lodge Mountain is yet another popular pastime in the area.

H unting & W ildlife

The hunting possibilities on the property are plenty. The cottonwood creek bottoms are home to whitetail deer, turkey, black bear, and pheasant, while Rock Creek, ditches, and warm-water drainages hold many ducks and geese.

Many other options are available close by, and these options include upland game, waterfowl, deer, elk, black bear, antelope, moose, bighorn sheep, and mountain goat on the nearby National Forest, BLM, State, and Block Management Areas that surround the area

Skiing Red Lodge Mountain, 35± miles, is a very popular pastime and attracts many skiers from Montana, Wyoming, and North Dakota along with folks who have heard about this “Hidden Gem” from around the country. Red Lodge Ski Mountain has a base elevation of 7,016’ and a summit elevation of 9,416’, which offers a beautiful view of the surrounding mountains and the area below. Six chair lifts and one surface lift shuttle skiers up the hill with minimal lines and can service a capacity of 10,690 skiers per hour.

Enjoy casting a dry fly in the summer months and stripping streamers in the fall for both Rainbow and Brown Trout on the property with great success. Rock Creek is a local destination for fly fishing in the area. You can also explore the other numerous nearby options that are available as well. The Yellowstone River in Laurel, Montana, is only a 20± minute drive from the property, with a boat launch available for drift boats and jet boats. Cooney Reservoir lies 30± minutes to the West and is a wonderful fishery of walleye, burbot (ling), perch, and large rainbow trout. Cooney is also a popular waterskiing and watersports destination

Photo © Brittney Fox - AllTrips.com RedLodge Montana

Cooney Reservoir

NEARBY ATTRACTIONS | ACTIVITIES

The Fourth of July week and the rodeo go hand in hand in the area and are special for the surrounding communities. The Home of Champions Rodeo held the 2nd, 3rd, and 4th of July in Red Lodge, Montana was named so in 1954, when local cowboy Bill Linderman won his third All-Around Champion Title. The day starts with a parade through downtown Red Lodge on all three days; then, the crowd heads up to the fairgrounds in the afternoon. The Home of Champions is one of the “Big Three” rodeos on the Fourth of July, while the other two rodeo’s cowboys and cowgirls frantically race between Livingston, Montana, Cody, Wyoming, and Red Lodge to compete and attempt to win as much cash and points as possible.

The Beartooth Motorcycle Rally is yet another entertaining activity in Red Lodge, Montana. The Beartooth Rally takes place in mid-July and attracts bikers from all over the country. The Rally activities include poker runs up the Beartooth Highway and throughout the surrounding small towns spread around the area. A Harley rodeo takes place at the end of the Rally, which includes entertaining activities such as barrel racing, barrel push, tire pull, an obstacle course, and other events.

Photo credit: Wyatt DeVries

14 Adkins Farm on Rock Creek | Joliet, Montana

WATER SOURCES | WATER RIGHTS

Two separate water rights are held with the property. The first water right is fed from the Free Silver Ditch, which has a flow rate of 1.75 cubic feet per second, irrigating the entirety of the hay production ground on the property, which is gated pipe and flood irrigated. This property also owns 250 shares per acre-foot of Rock Creek Water Owners Association via Cooney Dam and the Free Silver Ditch. The second water right held on the property is a pump site good for 250 gallons per minute.

CONSERVATION | STEWARDSHIP

Each of us at Fay Ranches has a love of the land and a desire to see it remain as productive agricultural ground as well as quality fish and wildlife habitat. Through promoting the use of thoughtful land stewardship, Fay Ranches has guided owners toward a legacy of conserving wide-open spaces, enhancing and creating fisheries and wildlife habitats, and implementing sustainable agricultural operations. Fay Ranches is proud to say that since our company began in 1992, our clients’ conservation ethic and landuse practices have significantly enhanced the landscape on which we work.

SUMMARY

The current owners have held the Adkins Farm on Rock Creek for the past 25+ years and have maintained its agricultural classification since purchased. This property is multi-dimensional in which it is agricultural, commercial, and recreational. With the convenience of having highway frontage along two sides of the property, access can be accomplished with ease.

The location of the Adkins Farm makes for convenient travel in all directions, whether you need to travel to Billings, Montana, Red Lodge, Montana, or Northern Wyoming. The Rockvale intersection with its highest traffic count in Carbon County gives this property many commercial possibilities. Venues, storage, mechanical, nurseries, and retail are all but not limited to options for the commercial opportunities this beautiful property offers. Future owners may see vast possibilities with the 100-acre property consisting of five separate title certificates, or keeping it as a quiet, peaceful homesite. The approximate one-half mile of Rock Creek can be enjoyed for its beauty or by casting a fly into the many winding bends which Rock Creek is known and loved for.

$2,395,000

Cash, Conventional Financing, 1031 Tax Exchange

Please contact Dane Reed at (406) 425-0939 | dreed@fayranches.com or William Cooper at (615) 4271146 | wcooper@fayranches.com to schedule a showing. This is an exclusive listing. An agent from Fay Ranches must be present at all showings, unless otherwise noted or other arrangements are made. To view other properties, fly fishing properties, and sporting ranches that we have listed, please visit our web page at www.fayranches.com .

PRICE TERMS CONTACT NOTICE

Offer is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classification, carrying capacities, maps, etc., is intended only as a general guideline and has been provided by the owners and other sources deemed reliable, but the accuracy cannot be guaranteed. Prospective purchasers are encouraged to research the information to their own satisfaction.

RELATIONSHIPS IN REAL ESTATE

As required by Montana law, a broker or salesperson shall disclose the existence and nature of relevant agency or other relationships to the parties to a real estate transaction. The various relationships and description of duties are as follows:

1. SELLER AGENT

A “Seller Agent” is obligated to the Seller to:

Act solely in the best interests of the seller; Obey promptly and efficiently all lawful instructions of the seller; Disclose all relevant and material information that concerns the real estate transaction and that is known to the seller agent and not known or discoverable by the seller unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the seller agent; Safeguard the seller’s confidences; Exercise reasonable care, skill, and diligence in pursuing the seller’s objectives and in complying with the terms established in the listing agreement; Fully account to the seller for any funds or property of the seller that comes into the seller agent’s possession; and Comply with all applicable federal and state laws, rules, and regulations.

Montana law permits a real estate agent, after providing written disclosure to a seller and obtaining a seller’s written consent, to represent multiple sellers of property and to list properties for sale that may compete with the seller’s property, without breaching any obligation to the seller.

A “Seller Agent” is obligated to the Buyer to:

Disclose to a buyer or the buyer agent any adverse material facts that concern the property and that are known to the seller agent, except that the seller agent is not required to inspect the property or verify any statements made by the seller; Disclose to a buyer or the buyer agent when the seller agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a buyer and a buyer agent; and Comply with all applicable federal and state laws, rules, and regulations.

2. BUYER AGENT (cont)

A “Buyer Agent” is obligated to the Seller to:

Disclose any adverse material facts that are known to the buyer agent and that concern the ability of the buyer to perform on any purchase offer; Disclose to the seller or the seller agent when the buyer agent has no personal knowledge of the veracity of information regarding adverse material facts that concern the property; Act in good faith with a seller and a seller agent; and Comply with all applicable federal and state laws, rules and regulations.

3. DUAL AGENCY If a seller agent is also representing a buyer, or a buyer agent is also representing a seller with regard to a property, then a dual agency relationship may be established. In a dual agency relationship, the dual agent is equally obligated to both the seller and the buyer. These obligations may prohibit the dual agent from advocating exclusively on behalf of the seller or buyer and may limit the depth and degree of representation that you receive. A broker or a salesperson may not act as a dual agent without the signed, written consent of both the seller and the buyer.

A “Dual Agent” is obligated to a Seller in the same manner as a seller agent and is obligated to a Buyer in the same manner as a buyer agent, except

a dual agent:

Has a duty to disclose to a buyer or seller any adverse material facts that are known to the dual agent regardless of any confidentiality considerations; and May not disclose the following information without the written consent of the person to whom the information is confidential; The fact that the buyer is willing to pay more than the offered purchase price; The fact that the seller is willing to accept less than the purchase price that the seller is asking for the property; Factors motivating either party to buy or sell; and Any information that a party indicates in writing to the dual agent is to be kept confidential.

4. STATUTORY BROKER

A “Statutory Broker” is not the agent of the Buyer or Seller but nevertheless is obligated to them to:

Disclose to: i. a buyer or buyer agent any adverse material facts that concern the property and that are known to the statutory broker, except that the statutory broker is not required to inspect the property or verify any statements made by the seller; and ii. a seller or a seller agent any adverse material facts that are known to the statutory broker and that concern the ability of the buyer to perform on any purchase offer; Exercise reasonable care, skill, and diligence in putting together a real estate transaction, and Comply with all applicable federal and state laws, rules and regulations.

5. IN-HOUSE SELLER AGENT DESIGNATE Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house seller agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a seller for a designated transaction and who may not be considered to be acting for other than the seller with respect to the designated transaction.

6. IN-HOUSE BUYER AGENT DESIGNATE Created when the agency holds both the listing on a property from the seller and a buyer broker agreement with the buyer, an in-house buyer agent designate is a broker or salesperson employed by or associated as an independent contractor with a broker and designated by the broker as the exclusive agent for a buyer for a designated transaction and who may not be considered to be acting for other than the buyer with respect to the designated transaction.

BUYER AGENT

A “Buyer Agent” is obligated to the Buyer to: Act solely in the best interests of the buyer; Obey promptly and efficiently all lawful instructions of the buyer; Disclose all relevant and material information that concerns the real estate transaction and that is known to the buyer agent and not known or discoverable by the buyer, unless the information is subject to confidentiality arising from a prior or existing agency relationship on the part of the buyer agent; Safeguard the buyer’s confidences; Exercise reasonable care, skill, and diligence in pursuing the buyer’s objectives and in complying with the terms established in the listing agreement; Fully account to the buyer for any funds or property of the buyer that comes into the buyer agent’s possession; and Comply with all applicable federal and state laws, rules and regulations.

Montana law permits a real estate agent, after providing written disclosure to a buyer and obtaining a buyer’s written consent, to represent multiple buyers interested in buying the same property or similar properties to properties in which a buyer is interested and to show properties in which a buyer is interested to other prospective buyers, without breaching any obligation to the buyer.