Oregon, Brogan | 3326 acres | Irrigated Farms

Wagner Farm/Cow Valley Unit is located approximately 35 miles Northwest of Vale, Oregon. Ontario is approximately 50 miles to the east and Boise, Idaho approximately 110 miles east. Vale and Ontario provide almost all necessary shopping and supply amenities as well a commodity markets, contacts and outlets. Ontario also boasts a hospital and is the home to Treasure Valley Community College.

The farm shows quality management and pride of ownership. It is in its working clothes without a lot of unnecessary frills and extras. The Wagner’s have invested heavily in the land and irrigation systems. Only necessary improvements have been constructed to compliment the operation. The ranch rates as a quality agricultural investment opportunity…immediately capable of competing with other top growers in the area.

• APPROXIMATELY 3,326 TOTAL DEEDED ACRES – APPROXIMATELY 1,758 IRRIGATED

• THE FARM CONSISTS OF TWO UNITS SEPARATED BY APPROXIMATELY ¾ MILE (see map)

• POTATOES, HAY, WHEAT

• 18 ZIMMATIC PIVOTS – 11 WELLS

• LIFTING BETWEEN 56’ TO 155’
PRODUCING APPROXIMATELY 19,931 GPM”s

• POWER COSTS – APPROXIMATELY $52/ACRE

• PIVOTS RANGE IN SIZE FROM ABOUT 33 ACRES TO 299 ACRES

• MAINLINE INTERCONNECTED – 15” TO 6” BURIED PVC
(See mapping)

• AGE OF PIVOTS
2ea. 2013 – 6ea. 2008 – 9ea. 2006 – 1ea. 2005

• 2013 CROP PLAN
120 acres seed potatoes – 240 acres spring wheat – 1,050 alfalfa hay – 420 acres triticale,(nursing new seeding alfalfa)

• Average 400 to 500 sacks potatoes – 90 bu. wheat – 5 ton alfalfa 4 ton triticale

• ELEVATION – APPROXIMATELY 3,800’ ASL

ISOLATION
The farm is the only irrigated farm in the immediate area and is surrounded by thousands of acres of deeded and federal lands used for livestock grazing. Cow Valley is a “closed basin”, meaning the state of Oregon will not allow any additional irrigation wells to be drilled in the basin. This should be highly desirable for seed producers while at the same time guaranteeing no future competition for irrigation water and minimizing neighborly contaminants.

IMPROVEMENTS

60’ X 120’ POTATO STORAGE (65,000 CWT.), WITH OVERHANG COVER FOR MACHINERY – 40’ X 100’ SHOP – 30’ X 40’ METAL HAY COVER AND/OR MACHINE SHED – METAL GRAIN STORAGE – 4 EACH MODEST MANUFACTURED HOMES

TAXES
APPROXIMATELY $5,718
PURCHASE PRICE – $10,000,000 – CASH @ CLOSING

PLEASE SEE ATTACHED INFORMATION FOR MORE DETAIL AND DESCRIPTION.

WAGNER FARM, COW VALLEY
WAGNER COMMENTS 2/21/13

ELK: On normal moisture years area elk will begin coming into the fields about August 25th (4 -6 head). Due to the drought of 2012 the first elk appeared August 15th. Oregon Fish & Wildlife grants Wagner a harassing permit as well as shotgun (bird shot) shells. Upon the first sighting Wagner employees patrol the farm three times during the night – 11:00 pm, 3:00 am & 5:00 am – targeting the elk from about 50 yards. Depredation permitting is also available if an owner chooses. Wagner does not choose to kill any elk and does not utilize this as a deterrent. If the landowner kills an elk he is required to dress the animal and take the carcass to Vale whereby it is given to the Warm Springs Tribe out of Burns. By using the bird shot method he generally encounters about 15 – 20 head during the night. If the elk are not harassed they can soon build to 70 – 80 head. His program generally lasts several days with little damage. 3rd cutting is scheduled to begin September 10th after which time the elk are no longer a factor in grazing the alfalfa. Haystacks can be affected if the hay is not shipped soon after stacking. Most of Wagner’s hay is hauled directly from the fields to his Buyer in Middleton. Any excess is stacked in a neighbors stack yard to the north. Wagner also leases fall pasture to the neighbor and does not want any hay remaining on the farm. This works for him.

CUTTING: Wagner schedules his cuttings: 1st – June 25th, 2nd – August 1-5, 3rd – September 10.

FROST: Wagner has experienced killing frost as late as June 5th and as early August 29th. These are both the extremes since his ownership beginning 2004.

Yields: Average yields, alfalfa – 5 ton, triticale – 4 ton, potatoes – 450 sacks, wheat – 90 bu.

Neighbor buys all triticale, 2nd cutting and less than dairy quality alfalfa. Dairy hay shipped to same customer for past 4 years.

CASH SALE: Will be in a 1031 IRC exchange.