The ranch is located in Southeastern Kansas, an area referred to as the Little Ozarks and known for its lush tallgrass and highest annual rainfall amounts in the state. The ranch sits just 10 miles southwest of Independence and only 1 mile off of State Highway 75. Sale Barns in Coffeyville, Kansas are located just over 20 miles to the south. Private air service is found at the Independence Municipal Airport (5500 runway) located within 5 minutes and commercial flights available 1hr20min to the south in Tulsa, OK and Wichita, KS at 2hr11min to the northwest.

ACREAGE AND DESCRIPTION

The ranch sits on a contiguous 600+/- acres, with 180 acres affiliated with the two yards, water reservoir, managers home and equipment shed. A majority of the remaining acreage boasts grass meadows used for hay and grazing. A canopy of trees is found along the meandering creeks cutting through the property, providing food, water and shelter for wildlife. There are gentle grades comprising the topography. The surrounding area consists of gentle rolling hills, with clearings utilized for grass or crop production and drainages lined with a variety of trees.

OPERATIONS & IMPROVEMENTS

The Hiner Yards are a family operation, with a consistent clientele base that has kept the yards at full capacity in previous years. The first yard, built in 2013 is permitted for 999 units, while the second 999 permitted yard was completed in 2019. The capacity is double on light cattle which makes this yard the perfect starter facility. Together the yards offer 26 pens, 24 of which are roughly 150 x 150 with 130 of bunk space and two 200 x 200 pens with two rows of bunk space in each are found within the newer northern yard. The southern yard offers shades on each pen, a certified set of scales. Both yards have Silencer squeeze chute inside an enclosed metal building along with a separate Veterinary/Medical Building. An alley connects both yards as well as the adjacent grass traps, which are available for purchase separately.

The water for the yards is sourced from a drainage basin located within the property and includes a 13.5 million gallon water reservoir. Pumps and piping deliver the water to the pens throughout the yards.

Additional improvements include three residences spread throughout the ranch. The newer of the three is a bricked, ranch style home with three bedrooms and two bathrooms, totaling 2,552 square feet and includes a four-car covered carport. The other two houses also each offer three bedrooms and two bathrooms with 1,670 square feet and 1,962 square feet of space.

Additional buildings include a concrete commodity barn with five bays, separate tack room and horse pens and several equipment sheds.

WATER RIGHTS AND RESOURCES

According to the USDA, this area receives about 40 inches of rainfall annually. The yard was engineered with this in mind, which capitalizes on the natural topography and drainage basin to collect and channel water into the 13.5 million gallon water reservoir. Pumps and piping deliver the water to the pens throughout the yards. Additional water is available through Rural Water and is connected to the north yard. There are also ponds scattered across the ranch, providing water for grazing cattle, waterfowl and wildlife.

MINERAL RIGHTS

Any Mineral Rights owned by Sellers will convey to the buyer at closing.

INVESTMENT CONSIDERATIONS

The ranch offers a multitude of opportunities with the largest centered on the cattle yard. Continue with the starting/grow yard operation or consider a cattle finishing operation as a viable option with some processing facilities within the needed distance. With the additional housing, the ranch sets up nicely for the option of an on-site operations manager, providing instant access to the yard and overseeing the health and welfare of the animals under care. The current operators are open to discussions on offering assistance in training the buyers on the yard operations post closing. Additional opportunities exist to improve wildlife habitat and expand upon the whitetail hunting in which the area is known.