Circle V Ranch

OVERVIEW

With a beautiful mountain scene as a backdrop, the Circle V Ranch lies in the lower valley area of Downey, near Arimo, Idaho. Covering over 412 acres of deeded land, this working ranch is in the heart of southeastern Idaho’s prime farming and cattle country.

The ranch is located near the historic town of Downey, Idaho approximately 20 miles north of Malad, Idaho and 30 miles south of Pocatello. The home was built in 2007 and is the centerpiece of this fine ranch.

The Circle V Ranch provides sufficient hay ground to comfortably sustain approximately 60 to 80 head of cattle. The property is very well watered with an irrigation well and live stock water on the property.

Within a two hour drive of Salt Lake City, Utah the Ranch’s proximity to commercial airports and interstate travel make it readily attainable at all times of the year. Also, there are smaller airstrips located in Pocatello and Malad, Idaho for private and commercial aircraft both of which are within a 30-minute drive of the Ranch.

Downey, Idaho was established in the 1800’s and has historical pioneer history. In 1905 a small telephone system was put in Downey and they used the farmer’s barbed wire fences for their line. When they came to a gate or a street, they would put a couple of high poles and run the line over the top and connect it again with a wire to the next fence.

Family and farming go hand in hand in Downey, Idaho. Farming has been a way of life since the beginning. The First International Havester 22 Combine sold in Downey was in about 1940. The historic Coffin cabin is located in the City Park in Downey. It is currently maintained by the Daughters of Utah Pioneers to preserve its historical value and antique contents.

Surrounded by long-standing family ranches, the Circle V Ranch provides an opportunity to run a quality cattle operation in historic cattle country. This is a producing ranch with all the components for maximum hay and grain production. The current owners have implemented practical improvements and upgrades that have increased the ranch’s productivity.

LOCATION AND ACCESS

The Circle V Ranch is positioned in the north end of the Downey Valley near Arimo, Idaho approximately 20 miles north of Malad, Idaho and 30 miles south of Pocatello, Idaho. Within 10 minutes of Interstate I-15 the ranch is easily accessible and lies approximately 115 miles north of Salt Lake City, Utah.

The town of Downey provides high quality elementary education for Kindergarten through 6th grade. Upper division students from neighboring communities travel to Marsh Valley Middle School and Marsh Valley High School located near Arimo, Idaho. The Middle School has approximately 211 students and the High School has approximately 377 students. This diverse learning environment is enhanced through its involvement and educational affiliation through distance learning programs with Idaho State University.

The high school is categorized as an A-3 school and provides a great learning environment and competitive interscholastic athletic programs. The public school bus system provides transportation for all school age children.

Several of the finest universities and colleges are within a two hour drive of Downey. The proximity of these campuses provides diverse cultural and educational opportunities for the people of Idaho and Utah. Students living within a 100 mile radius of out of state schools are given a grant towards instate tuition. Universities located within that proximity are:

Idaho State University- Pocatello, Idaho

Utah State University- Logan, Utah

Brigham Young University-Rexburg, Idaho

Bridgerland College of Applied Technology-Logan, Utah

Weber State University-Ogden, Utah

Steven Henagar College-Logan, Ogden, Utah

Idaho State College of Applied Technology-Pocatello, Idaho

Eastern Idaho Technical College-Idaho Falls, Idaho

The largest city near Downey is Pocatello, Idaho with a population of approximately 60,000. Pocatello provides excellent medical services for this rural community and offers quality doctors, medical services and nursing home care. Just 30 minutes away, Pocatello offers one of the finest cardiovascular centers in southeastern Idaho with an array of specialists.

RECREATIONAL AMMENITIES

The Circle V Ranch is centrally located in one of the fastest growing recreational areas in Southeastern Idaho. The Downey area offers several amenities with camping and recreation at Downata Hot Springs, and surrounding camp grounds. Downata offers swimming, camping, snack bar, water slides, kids water park, miniature golf, volley ball, etc.

The Downey Fair Grounds Campground has electrical and water hookups and an RV dumpsite. Horse facilities are also available. The Cherry Creek and Mill Creek Campground have a beautiful secluded setting with mountain views and privacy. Whether you are relaxing in the shade or enjoying the hot springs, you will find peace and solitude in Downey, Idaho.

Downey is also within close proximity to several reservoirs for fishing and water sports. Some of the Reservoirs within a half hour drive include (* Motorized water sports allowed):

*Devil’s Creek-North of Malad off of I-15

*Hawkins-Just west of Downey, Idaho

*Deep Creek- Deep Creek Canyon, toward Preston, Idaho

Weston-Deep Creek Canyon, east of I-15

Crowther’s-Malad, Idaho

Pleasantview-Malad, Idaho

*Twin Lakes-southeast of Downey near Clifton, Idaho

Mount Bonneville - The Place to SkiThe old timers and the new young dare devils still loudly proclaim, "If you can ski Pebble Creek you can ski anywhere," But now, Pebble Creek is also a good place to learn to ski. The dream of going up and over to the "superior" slopes on the east side of the Mount Bonneville remains strong.Celebrating 57 years of skiing excellence, Pebble Creek is a vertical playground that attracts extreme skiers but also offers plenty of terrain variety for other skill levels. Located just south of the City of Pocatello, in the Caribou National Forest, Pebble Creek boasts virtually non-existent lift lines. The 40 member PSIA/AASI Member Ski & Snowboard School offers a wide range of group programs as well as private lessons.Pebble Creek plays host to 1,100 skiable acres, 54 runs and an abundance of annual snowfall, providing enough playful terrain for beginners and those demanding an honest challenge. The rental shop carries high performance shaped skis and the lodge offers cafeteria-style dining and fresh home-baked treats. Renowned for its fun and friendly atmosphere Pebble Creek offers great winter fun at a great value!After a day on the slopes, it's only a few miles to Pocatello with its many hotels and restaurants featuring cuisine with a regional flair. If your tastes run to the calm and quaint, you'll enjoy the natural volcanic mineral baths and western hospitality of Lava Hot Springs to soothe and relax those tired ski muscles.

The Circle V Ranch contains approximately 412 acres of deeded land classified asfollows:

• 355 Acres of Irrigated Hay & Grain• 22 Acres of Winter Wheat• 30 Acres of Native Range and Pasture• 5 Acres under Buildings and CorralsThe Circle V Ranch is currently being operated as a cow-calf operation. The owner rates that the ranch comfortably supports between 60 to 80 head of cattle. Calving season on the Ranch typically begins in mid-January and finishes in late February. The cows are kept in a nearby pasture during calving season. There are stock water troughs that are fed from the domestic well. The cattle are rotated from there to the various pastures on the property. The cattle rotate back and forth for most of the summer and depending on the numbers some pasture may be rented. The property is irrigated with 3 pivots, 7 wheel lines, and 3 hand lines. There is one large electric pivot and the two mini solar pivots. There are buried mainlines that are used for irrigating the remaining property with the wheel lines and hand lines. There is one portable main line that irrigates approximately 15 acres above the home.

The irrigation well is approximately 320 ft. and has a 200 hp motor and a 16” well casing. The well pumps approximately 1400 gallons per minute. There is an underground main line to the center of the pivot with ample water to run the three pivots. There is partial new fencing surrounding the majority of the property and all fences are in good condition.

There is year round stock water supplied from Hawkins Reservoir. The irrigated hay ground provides ample feed through the winter months. The Ranch is able to produce three solid cuttings of hay from the sprinkler-irrigated alfalfa fields. The alfalfa fields average approximately 4 to 4.5 tons per acre with three cuttings.

IMPROVEMENTSThe home and interior perimeter fencing on the property are in very good condition. This is an extremely clean ranch that is very well maintained.

OWNER’S HOUSEThis home was constructed in 2007 and has approximately 3614 sq. ft. The main floor includes a formal dining room, breakfast bar, kitchen, living room, master bedroom and bath with an additional bedroom and bath. There is an upper level 396 sq. ft. bonus room. The workmanship in this home is exquisite and is a unique style all its own! The formal dining area has large bay windows which promote the gorgeous view overlooking the majestic mountains and beautiful valley. This home boasts a real sense of style and glamour. Just imagine looking out of your dining room window and seeing nothing but blue sky and your own piece of heaven. This truly is a unique secluded setting which is rarely found in today’s market!

The kitchen is complete with knotty Alder cabinets, hardwood floors, stove; dishwasher, and refrigerator, all included in the sale. The countertops are made out of cement and display a stylish finish. The master bedroom has a private jetted garden tub, separate shower and walk in closet. The basement is partially finished and boosts an additional finished laundry room and bath. There is plenty of space for an exercise room, additional bedrooms, family room and more! There are endless possibilities! The home is heated with a new forced air propane furnace and is well insulated; the heating system is very efficient. The home is in excellent condition and is very functional for any type of lifestyle and taste. This home has a unique country style that you’ll definitely want to see!

CALVING FACILITY

Calving facilities include portable panels which are designed for ease and quick access to pasture and calving area. It is utilized primarily for assisting cows/heifers during calving season and taken down during the summer months.

IRRIGATION WATER RIGHTSIrrigation is conveyed by main lines and irrigation well. The ranch owns the following irrigation water rights:

Source Flow Rate-CFS Water Right No.Groundwater

LIVESTOCK WATER RIGHTSThe ranch has stock watering rights that include a Stock Water Ditch that runs through the property from Hawkins Reservoir. There are no irrigation rights that can be used in conjunction with the stock water rights. There is also stock water from the domestic well piped to the calving pastures with water troughs in each.

DOMESTIC WATER RIGHTSThere is one domestic well that supplies water to the home. The water for the yard and troughs is piped from this well. (See attached well driller reports).

UTILITIES AND SERVICESElectricity is provided by Rocky Mountain Power, formerly Utah Power & Light Company. Telephone is provided by Qwest Telephone Company. Domestic water is provided by wells and the sewer system is septic for the home.

RESIDENTIAL ELECTRICAL COSTSThe electrical costs for the home are approximately $140 a month in the winter and $60 a month in the summer.

Propane costs for the home are approximately $100 per month in the winter for the propane furnace.

IRRIGATION ELECTRICAL COSTSThe electrical irrigation costs average approximately $18,000 to $20,000 annually for the 200 HP pump and pivot.

MINERAL RIGHTSThe seller will convey all gas, oil, and mineral rights appurtenant to the property.

TAXES The real estate taxes for 2007 were approximately $1,255.00 (See attached County Tax Records).

SUMMARY STATEMENTThe Circle V Ranch provides the unique opportunity to acquire 412 acres of deeded land in one of southeastern Idaho’s beautiful ranching areas. The condition of the Ranch furnishes all the necessary components for a successful hay and cattle operation. The value and productivity of western ranches is tied to the water rights associated with them. The Vaughn Ranch has the quantity of water to ensure a solid irrigating season and quality crops. Those who have compared ranch values in southeastern Idaho for the past several years will find the Ranch’s offering price to be very competitive in today’s market.

OFFERING PRICEThe Circle V Ranch consisting of approximately 412 acres of deeded land including home and water rights as described herein, is offered at $1,750,000.00

Price:
Location:	Downey, Idaho
Acreage:	412 +/-

Contact Information: Lorinda Seamons: (208) 339-3890