Property Category: Farms

Executive Summary
Southern Hills Ranch West is a Sandhills range ranch supported by the Ogallala aquifer and the North Loup River. This ranch is located approximately 5 miles east and 1 mile south of Purdum NE in Blaine County. There is a total of 6,683.07 acres including approximately 5,748 acres rangeland, 742 Certified Irrigated Acres of pivot irrigated cropland, an improvement site with a 999 head feedlot, and estimated 125 acres of recreational land that includes approximately 1.5 miles of the North Loup River. The range has been cross-fenced into 11 pastures via 4 wire fences for Summer grazing. The current tenant cross-fences these into even smaller pastures for intensive short term rotational grazing, allowing for more cattle without damaging the pastures. He is a skilled cattleman and would like to stay on with a new owner. All permanent and temporary pastures each have water tanks fed either by pipeline or solar powered and windmill wells. Large, well-established shelterbelts offer protection for winter grazing of crop residue for the irrigated land.

Land Classification Estimate:
Pivot Irrigated 742 acres
Range 5,748 acres
Recreational 125 acres
Improvement Site 30 acres
Roads and Waste 38.07 acres
TOTAL 6,683 acres

Rangeland
The rangeland is comprised of grasses typical to the sandhills region, with warm season grasses interspersed with cool season grasses. The grasses in this area typically green up by May 15th with dormancy occurring in early October. This ranch has undulating, rolling hills comprised mostly of Valentine sand. Each of the 11 summer pastures range in size from 320 – 640 acres. Livestock water is delivered to the pastures by submersible well pumping water through underground pipelines or via one of 16 windmills. Most of the tanks are large bottomless tanks or tire tanks. Carrying capacity details and number of acres per pasture are provided within this narrative.

Board of Education School Section
There is a school section adjacent to the east on this ranch. The lease is currently owned by the tenant and expires December 2029. The current tenant would like to stay on with the new Owner and would utilize this section in his summer grazing plan. Depending on the Buyers and whether they intend to owner-operate or lease the grazing will obviously dictate the tenant’s plans for moving his operation. Depending on the circumstances, this lease may be negotiated between Buyer and the current tenant.

Section 16-24-24 Blaine County, Nebraska – 640 acres
Expires December 31, 2029
Annual Rent – $19,429.80 ($30.36 per acre)
Tenant – John Klooz
AUMS – 390 AUMS/640 acres = .61 AUMS per acre

Recreation

The sparse population of Blaine County coupled with its rivers, farmland, wide open range and low areas that provide shelter from the winds means that wildlife thrives here. The North Loup River flows through the southwest corner of the ranch with ample wetlands and sloughs that attract numerous species of ducks in various waves. Flocks of ducks are seen on the north shore of this bend in the river settling into sloughs and reeded areas with open water. The five pivots on this property draw geese in late winter. Mule deer are plentiful on the ranch, and come down from the rangeland to drink from the stock tanks and feed on the pivots. There is good cover in the cedar windbreaks, and numerous locations that would be great for an elevated blind. There is good income opportunity in outfitting out-of-area hunters that would otherwise have no opportunity to hunt such an unspoiled area.

Soils
Soils on Southern Hills Ranch West are a complex of 3 to 5 soil types. Most of these include fine sands, loamy fine sands and fine sandy loams. Soil classifications from the USDA NRCS are primarily Class IV, V, and VI. There are small amounts of class II, III and VIII soils. This soil profile is typical for the immediate area. Soil maps for the pivots as a whole and each pivot irrigated field individually are included within the brochure and as a standalone downloadable document on our website.

Center Pivot Equipment
The 5 pivots on the ranch are numbered 1 through 5, from west to east.

Pivot #1
7 Tower
Approximately 136 certified irrigated acres.
140 horsepower diesel motor. (leased)
Well efficiency – 850 GPMs at a 66# pressure.

Pivot #2
8 Tower
Approximately 156 certified irrigated acres
100 HP electric motor
Well efficiency – 1300 GPM at a 70# pressure

Pivot #3
7 tower
Approximately 156 certified irrigated acres
140 horsepower diesel motor (leased)
Well Efficiency – 1300 GPM with a 77# pressure.

Pivot #4
10 tower
Approximately162 certified irrigated acres
100 HP electric motor
Well efficiency – 1300 GPM with a 49# pressure

Pivot #5
7 tower
Approximately 128 certified irrigated acres
140 HP 2025 Isuzu 6BG1T diesel motor
Well efficiency-850 GPM with 58 pressure

Feedlot
The feedlot facility is comprised of 6 pens with concrete aprons. The concrete bunks are tenant owned. There is approximately 1,750 linear feet of fence line bunk space with cable head racks. Water is provided by an electric submersible well, which supply “Ritchie” waterers in each pen via underground piping. There are a total of 16 waterers in the feedlot pens and corrals. There are two additional pens with no permanent bunks that are utilized for feeding calves. There are two large concrete silage pits with 108,000 and 42,000 Cu Ft capacities and a certified truck scale with 100,000 lb capacity. There are two 35,000 bu grain storage bins with aerated floors and bottom loading augers.

The 999 head limit for this feedlot exists because the facility lacks a sewage treatment system. Therefore, under NDEQ regulations, this feedlot cannot legally operate over the 999 head limit.

Improvement Site
The improvement site covers approximately 30 acres including the feedlot, feed storage bunkers and bins, and the following structures:

• Tenant house – constructed in 1977 with 1,636 sf above 1st floor living area. This house has 5 bedrooms and 3.5 bathrooms and a fully finished 1,624 sf basement and a two car garage.
• Guest house – constructed in the 1950s with 1,464 sf living area with a full but unfinished basement. It is a 3 bedroom with 2 bathrooms. This house has a steel roof, and all the windows were replaced in 2010.
• Shop – a 1,680 sf concrete block building with a metal roof and poured concrete floor. It has electricity, but no heat or insulation.
• Machine shed – 5,000 sf with slant walls and a concrete floor with sliding doors at one end.
• Cattle barn – 8,000 sf building with wood frame and metal siding. It has a dirt floor and the east 75 ’is partitioned and heated. It also has a heated and insulated vet room with a bathroom.
• Horse barn – 1,920 sf wood framed building with a dirt floor except for the tack room, which is a raised wood floor.
• Loafing shed – 4,400 sf wood-framed building with a metal roof and siding. The floor is dirt but it has electricity for overhead lighting.
• Silage Pits – There are two 3-sided silage pits with concrete floors. One measures approximately 200 ’x 75’(108,000 cubic ft capacity), and the other measures approximately 130 ’x 50 ’(42,000 cubic ft capacity). These structures are of concrete block construction, located near the feedlot.

2024 Taxes
$41,815.86

FSA Information
Crop: Oats | Base Acres: 11.08 | PLC yield:41
Crop: Corn | Base Acres: 494.82 | PLC yield:118
Total Base Acres: 505.90

Range Chart and Carrying Capacity
The range chart (NRCS map) utilizes a numbering system assigned per the NRCS. The NRCS map and its range numbering sequence includes a school lease that is currently leased to the tenant, not the Sellers. The range numbering system includes pastures that are part of the school lease. To follow the range numbering, please refer to the NRCS map in the brochure that is also available as a separate downloadable document on our website.

Ten Deeded Summer Pastures (June1 – October 31)
R1 629.24 acres
R2 580.57
R3 212.66
R4 486.24
R6421.50
R7 492.48
R13 252.45
R23 469.02
R24 945.95
R32 186.03
Total 4,676.14 total summer acres in 10 pastures

Three Deeded Winter Pastures adjacent to pivots (November 1 – May 31)
R5 255.38
R26 179.60
R30   64.58
Total 499.85 total winter acres in 3 pastures

School Section 16-24-24 Blaine County, Nebraska – 640 acres
Expires December 31, 2029
Annual Rent – $19,429.80 ($30.36 per acre)
Tenant – John Klooz
AUMS – 390 AUMS/640 acres = .61 AUMS per acre
(This school section is not included in the AUM Estimates below) Average AUM Estimate

Average AUM Estimate
The AUM variable is a standardized factor based on average rainfall and condition of grass. Per the NOAA, this ranch has averaged 23” annual rainfall over the last 20 years. As such, we are utilizing .45 and .5 AUM variables per accepted standards. Body Weight Equivalency reflects the gain of the cow/calf pair over the course of the 5 months grazing.

5,178 x .45 AUMs = 2,330 AUMs
2,330 /5.1 mo grazing / 1.6 BWE = 285 pair
285 pair x $80 per pair x 5.1 mo = $116,280
$116,280 / 5178 acres = $22.46 per acre Cash Value

5,178 acres x .5 AUMs = 2,589 AUMs
2,589 AUMs / 5.1 months of grazing / 1.6 BWE = 317 pair
317 pair x $80 per pair x 5.1 mo = $126,800
$126,800 / 5178 = $24.49 per acre Cash Value

Note: These figures have been arrived at using standard accepted ranch management formulas that take into account average rainfall and starting pasture conditions. However, the current tenant has employed temporary electric fencing to create smaller pastures and intensely grazes a higher number of cows per smaller pasture and moves them every 7 to 10 days. This ranch is within a small circle where the rainfall has been consistently 150% to 200% above the average for the precipitation zone it is in for the last 20 years, with a few exceptions, which has significantly impacted the success of this method of operation. Tenant reports running 375 to 400 pair utilizing the intensive rotational grazing plan as well as the 640 acre school section. and did so during the 2024 season . The range appears to be in good to fair condition after the 2024 season, and his cattle are in excellent condition. While more labor-intensive, the practice has yielded good results on this ranch.

Income Potential
Using an average between the two calculations above, we calculate grazing income to be $121,540.

Area summer rental rates for center pivot irrigated crop land is between $170 per acre to $190 per acre. Therefore, we will use $190 per acre.

742 acres x $190 = $140,980

Corn stalks in this area rent for an average of $20 per acre. This figure assumes all 742 irrigated acres are planted to corn.

742 x $20 per acre = $14,840

$121,540 (Summer grazing, per AUM calculations above)
$140,980 (Pivot irrigated rent)
$  14,840 (Winter corn stalks)
$  15,000 (Feedlot rental)$  12,000 (Headquarters)
$304,360 estimated cash rent income

Another way of looking at income potential would be to consider the same operational practices that the tenants have been using in regards to the High Intensity Rotational Grazing practice. While not a conventional grazing practice, it has been proven on this ranch to work well while increasing efficiency. Mismanaging this practice could cause lasting damage to the ranch, so the operator needs to be well-educated on the practice. This ranch has been running 375-400 cows using HIRG practices.

So potential income under this scenario could be:

For 375 cows at $80 per pair for 5 months of grazing
$150,000 ​(Summer Range)
$140,980​ (Pivot irrigated rent)
$ 14,840​ (Winter corn stalks)
$15,000​ (Feedlot Rental)
$12,000​ (Headquarters)
$332,820  estimated cash rent income

For 400 cows at $80 per pair for 5 months of grazing
$160,000 ​ (Summer Range)
$140,980​ (Pivot irrigated rent)
$ 14,840​ (Winter corn stalks)
$15,000 ​(Feedlot Rental)
$12,000​ (Headquarters)
$342,820  estimated cash rent income

Property ID and Legal Descriptions
050039822 12-24-25  ALL 12-24-25 (639.51)
050039830 13-24-25  ALL 13-24-25 (640.29)
050039857 14-24-25  SE1/4, SE1/4NE1/4 14-24-25 (205.82)
050039113 17-24-24  E1/2NE1/4 17-24-24 (80.59)
050039202 17-24-24  W1/2NE1/4,NW1/4,S1/2 17-24-24 (564.9)
050039296 18-24-24  ALL 18-24-24 (670.32)
050039385 19-24-24  ALL 19-24-24 (665.44)
050039474 20-24-24  ALL 20-24-24 (648.67)
050039555 21-24-24  ALL 21-24-24 (642.56)
050004263 24-24-25  ALL 24-24-25 (643.82)
050436681 5-24-25  ALL NE1/4NE1/4 LYING NO OF NORTH LOUP RIVER
(3.98) 25-24-25

050039210 28-24-24  N1/2NE1/4 28-24-24 (79.33)
050038672 7-24-24  ALL 7-24-24 (671.94)
050039024 8-24-24  S1/2,S1/2NE1/4 8-24-24 (404.25)
050038931 8- 24-24  W1/2NW1/4,SE1/4NW1/4 8-24-24 (121.65)

Area Groundwater
The average static water level is 15’ – 17’ deep.
The average pumping depth is 65’.

Rainfall and Weather
Average rainfall in the area averages 20” to 24” per year. According to the NOAA, this ranch averaged 23” in 2024 and in 2023. Daily temperature average in the winter months are generally in the high 30’s, with the occasional polar blast lasting a few days to a week. Averages for July and August are between 80 and 85 degrees. The Nebraska Sandhills are renowned as some of the finest cattle country in the world due to the climate, ample water and the species of grasses that thrive here.

Regional Information
Blaine County has always been a sparsely populated county comprised almost entirely of farming and ranching operations. The 2020 U.S. Census reports 431 people, the second least populous county in Nebraska, and the 6th least populated county in the United States. Local families are mostly generational ranchers. Communities include the county seat, Brewster, and the villages of Dunning and Halsey and the unincorporated villages of Purdum and Linscott. The two closest larger communities are Broken Bow 65 miles to the south, and Ainsworth, 54 miles to the north. The closest hospital is in Broken Bow, with a much larger regional hospital in North Platte, 100 miles from the ranch. Both North Platte and Grand Island have flights leaving and arriving daily, with transport to Denver from North Platte, and select American Airline destinations out of Grand Island. Denver is approximately 254 miles from the ranch, and Omaha is approximately 261 miles from the ranch.