Name of Property: Coal Ash Ranch 742 acres AUCTION
Status: Upcoming Auction
Acreage: 742
Location: 1 hr 45 min SE of Tulsa, OK
Closest Town: Bokoshe, OK
Access: County Road
Taxes: $1331.00/year
Topography: Flat open areas to hilly forests.
Improvements: 10,000 building, barn, ponds, fencing
Forage: Bermunda and native grass pastures
Water: 11 ponds/lakes
Wildlife: Whitetail deer, turkeys, lots of fish
Utilities: 3-phase electric, septic, rural water
Comments
Features

742 total acres in Bokoshe, Oklahoma (Le Flore County)
Land types include:
415 acres of native grass and Bermuda grass pasture
250 acres of native forest
233 acres bonded and permitted as a coal ash placement site
Agriculture and Wildlife:
Cross fenced for grazing management
Pastures are cut for hay
Several ponds on the property stocked with bass and crappie
Excellent whitetail deer and turkey habitat
Bokoshe Mountain overlooks the property and surrounding area
Commercial and Industrial
Large coal fly ash placement
3-phase electric
Rural water service
Septic system
10,000 square foot insulated building
Approximately 30% of the building is office space with a large conference room, individual offices, and a reception area. The rest of the facility features a large mechanical shop.
Location

The Thumbs Up Ranch is located approximately 1.5 miles south of Bokoshe, OK and 31 miles southwest of Fort Smith, AR.

Numerous recreational opportunities are nearby with Robert S. Kerr Reservoir and Wister State Park within half an hour of the property.

Access

There is legal access to the property via LaFlore County Road 89, which crosses the entire eastern length of the ranch.

Notable for fly ash interests:

Kansas City Southern Railroad is close to the property in Spiro, OK approximately 15 minutes from the property.
Port of Keota at Keota, Oklahoma (18 miles/24 minutes)
Port of Ft. Smith and airport--at Ft. Smith, Arkansas (40 minutes)
Port of Van Buren at Van Buren, Arkansas (42 minutes

Fly Ash Resource Summary

Approximately 5,000,000 tons of coal fly ash
Fly ash placed between 2001 and 2019 (Placement Receipts)
Placement contains both Class C and Class F fly ash
Ledger of placement receipts available
Professional analysis by University of North Carolina determined the Thumbs Up Ranch fly ash deposit to be suitable for indsutrial and agricultural uses.
Bidding Instructions

The Bid Package must contain the executed Real Estate Bidding Terms Agreement, assurance of funds/bank letter, and letter offer.

Please submit your bid via email to [email protected].
Bidding ends August 3, 2023 at 5:00 PM Central Time

In person tours of the property are available for qualified bidders.
Offers may be made at any time.
Property is subject to prior sale. Seller reserves the right to reject any and all offers.
Winning bidder must execute a Commercial Property Auction Contract.
Prospective bidders are encouraged to review the contract prior to placing a bid.
Winning bidder must submit a 10% deposit upon execution of the Commercial Property Auction Contract.
Sale subject to a 5% Buyer Premium.

Property Details
Name of Property: Preconditioning Operation Vernon, TX 288 acres
Status: New
Acreage: 288 Acres
Location: 1.45 hrs. to Amarillo & 3 hrs to Dallas, TX
Closest Town: Vernon, TX
Access: County road
Topography: Flat to very gently rolling pasture land
Improvements: Home, shop, corrals, water wells, fencing,etc
Bedrooms: 3
Baths: 2
Forage: Bermuda Grass, Native, Annual Rye
Capacity: 4,000 head/yr. currently, could be increased.
Water: Two water wells
Wildlife: Deer, Turkey, Quail
Utilities: Electricity, Wells, Septic System
Development Potential: Could be subdivided for housing if desired
Comments
This backgrounding operation is set up for maximum efficiency and utilization of Animal Well Being Methods to decrease stress and maximize average daily gain. Equipment necessary for the daily operations of the facility is included. The equipment may be removed from the package and sold separately. (Please register to access the Equipment List.)

The wide entrance into the ranch makes for easy in and easy out for large 18-wheeler trucks.

The stockers are received into special care receiving pens for health assessments, vaccinations, and rest. Then released into various pasture traps and allowed access to grass with TMR supplements provided in feed troughs in the pastures. Then around the 90-day mark they are moved into dry lots with 475 sq ft per head living area. This could be reduced by half if more cattle were fed. The next phase, the cattle are moved into dry lots allowing for best ADG on TMR rations and high density rearing while maintaining a very low mortality rate. Each dry lot contains two 190-gallon water tanks with high pressure water supplied to each trough. The dry lots can handle 1400 head with a turnover every three months. Additional pasture could be converted to dry lots to easily increase annual outputs from the current 4,000 head to a maximum of 7,500 head per year.

Two high volume water wells are on site. One provides water to two livestock water tanks in the pastures of 3000 gallons each (one of the tanks is shared between two pastures). The other well provides water to the house. To access the fenced in water tanks the livestock walk under a special back rub and dust bags to treat for flies and lice. All of the concrete water tanks in the pastures and dry lots have concrete aprons, and each tank has its own on-off valve.



There are six separate paddocks of varying sizes. These pastures consist of two Bermuda Grass pastures, one Annual Rye grass pasture, and a mixed pasture of Bermuda and Native grasses.

Equipment:

A Supreme 900T TMR Mixer mixes forage with liquid supplement and a custom pelleted feed; Liquid Supplement TDN 81, Protein 20%. The 900T TMR mixer can mix 10,000 pounds each batch and deliver directly to concrete J-troughs. Fitted with a weigh scale that is accurate to the nearest 1.0 pound. Dual Mixer Screws cut forage to an ideal length so cattle can eat quickly but allows for healthy rumen digestion of the fiber with no acidosis issues. There are two 30-ton bulk dump stations with overhead drops, 25 tons of bulk commodity mix can be uploaded in the bulk storage system an average of 45 minutes start to finish. The Bulk Liquid Supplement Tank holds 30 tons and provides high speed liquid transfer.

The most important forage dry matter utilized is Sorghum Sudan grass and Alfalfa from local producers.

Facilities: The covered hydraulic squeeze chute sits on concrete pad with electric and lights. It also has a scale, the pressure setting top to bottom is 200 psi. The side bar holds the head still for other work, and side doors allow for easy access for body treatments. Cattle see a clear exit, so they move forward easily straight to the special Hydraulic Squeeze Chute (not V closed but opens and closes in parallel.). Rubber mats are in place where cattle depart the chute to prevent slipping. The alleyways are adjustable from 18 inch to 22 inches. A proprietary designed Bud Box provides optimum flow for fast and easy, and low stress loadout. The loadout accommodates 18-wheeler trucks and low trailers.

A fully insulated and wired 40’X60’ shop with concrete floor is in place. A wood heater is included and water is piped to a hydrant on the outside of the shop.

The livestock is currently sold thru auction as open heifer feeders or replacement heifers to local ranchers. This facility has a reputation for quality, sound heifers. There are at least five livestock markets within a 100-mile radius of the ranch: The High Plains Auction Company in Vernon, TX, The Plains Livestock Market at Quanah, TX, Texoma Livestock Commission in Texoma, OK, The Graham Livestock Auction Market in Graham, TX, and Amarillo Livestock Auction in Amarillo, TX. There are numerous feedlots within a reasonable driving distance also. There are also numerous packing plants in the area.

The home is a three bedroom, two bath mobile