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Scenic Ranch Land ~ Hay ~ Farming ~ Irrigation ~ Hunting ~ Fishing ~ 4-Wheeling — 4742 Deeded, plus 880 BLM ABSOLUTE LAND AUCTION

Wednesday, March 8, 2023 @ 1:00 pm

This ranch will have new owners!
No minimums or reserves!

Wed. Mar. 8, 2023  at 1 pm MT

Auction held at Moose Lodge: On Hwy 85 (5th St.) on south side of Belle Fourche, SD, go 1 long block east on Summit St, then south on Stanley ~ 399 Stanley St.                                                                     

Property: From north side of Belle Fourche, SD, at JCT 212 & 85, go 9 ½ mi. east on US Hwy 212, then north on Arpan Rd for 6 ½ mi., then 2 mi. west on Capp Rd to headquarters. 11806 Capp Rd, Nisland, SD 57762  

 ****Maps and info are in mail boxes as you reach property. Tract Signs posted & ribbons mark corners of tracts.
Just East & North of Orman Dam Reservoir

  • Outstanding Location—Beautiful Ranch ~ mostly contiguous, w/ pasture & irrigated farmland
  • Opportunity to purchase entire unit or any of smaller tracts
  • Amazing Views: Orman Dam, Bear Butte, the Black Hills w/ Terry Peak, Spearfish, Montana, Crow Peak, Bear Lodge
  • Rolling Country Slopes w/ Good Grass – Property has not been overgrazed
  • Hunting and Fishing in nearby Orman Dam ~ Rocky Point Recreation Area w/boating, camping & archery ~ 4-Wheeling 

Farm & Ranch Equipment to sell Sun. Feb. 26

  • Less than 7 miles from Hwy 212
  • Accessed by maintained county gravel roads
  • AMAZING HUNTING – Deer, Antelope, Merriam Turkeys & more
    • Mix of level to rolling pasture, cropland, & irrigation w/ some scenic slopes
    • Scattered Stock Dams & Dugouts
    • Rural Water with pipelines, tanks, and hydrants in all pastures
    • Irrigation from Belle Fourche Irrigation District
    • 1100+ ft. Strong Super Steel Windbreak
    • Impressive Headquarters w/many good buildings & corrals, at End-of-the-Road (no thru traffic)
    • Electricity on or near many tracts
    • Fences all 4-6 wire, some 7-wire, some woven-
    • Parcel C has additional headquarters site w/pasture & irrigation 

****Access to the property is only by guided tour. Call to set up a specific time, especially on Feb. 6, 12, 19, 23, 24, & 26.    

Parcel A (4268.32 acres) consists of the following 4 tracts:

*******Tract 1: Most of Sec. 1: 480.24 acres ~ Main Headquarters in NE4 of Sec. 1 ~ Single story 26×44 well-insulated home w/ full concrete, partially finished basement ~ 3 bedrooms ~ 2 Bathrooms ~ 10×10 office addition ~ porch ~ all appliances, including dishwasher ~ Pellet Stove ~ Electric & Cove Heat ~ Deck w/Ramp ~ Hot Tub

  • North of house is additional 110 & 220 v electricity
  • Set up with 2” pipe from irrigation canal to water house yard
  • Steel 50×200 building w/16’ sidewalls
  • Steel 46×96 building w/14’ sidewalls has 4 security calving cameras
  • Steel 30×48 building w/12’ sidewalls, used as a shop north of house
  • (2) Pole Barns: 24×40 & 20×72 ~ 1091 bu. Grain Bin

Beautiful, functional headquarters for purebred or commercial cattle, as well as horses or sheep ~ Good pasture ~ 1100+ ft. Strong Super Steel Windbreak ~ Rural Water for house and corral hydrants and pipeline to south center of this tract ~ Stock Dams ~ Electric Meter ~ Heart of the Property ~ At the end of a maintained county gravel road ~ With these buildings, add Tracts 2, 3, or 4 to set up a ranch size of your choice  Taxes: $ 2187.90 or $ 4.56 per acre

*******Tract 2: Parts of Sec. 6 & 7: 870.91 acres ~ 183.0 acres Cropland with 75.6 Irrigated Acres ~ Remainder in Pasture ~ Windbreak ~ Rural Water Pipeline w/ Cobett energy free waterer & another hydrant w/tank on east side of irrigation canal farther south ~ Additional livestock water from canal & stock dams ~ Hay fields in Sec. 7 are sub-irrigated ~ Add to Tract 1 for additional pasture & headquarters ~ Access from Capp Rd, Baker Rd, & Sheep Field Rd Taxes: $ 1224.22 or $ 1.41 per acre

*******Tract 3: Parts of Sec. 25, 30 & 31: 637.17 acres ~119.48 acres Cropland ~ 51.6 Irrigated Acres ~ Remainder in Hay & Pasture ~ Stock Dams ~ access to North Canal of Belle Fourche Irrigation District ~ predominant soil here is Lohmiller, Saline with its productivity rating of 0.691 ~ also some acres of Razor at 0.945 ~ Rural water pipeline with 4 hydrants w/tanks ~ Trees and plenty of steel Windbreak ~ Great tract for calving, or spring pairs ~ Good addition to Tract 4 ~ Access off Capp Road  Taxes: $ 1220.73 or $ 1.92 per acre

******Tract 4: Parts of Sec. 23, 24, 25, 26, 34, 35, & 36: 2280 deeded acres plus 880 acres BLM lease ~ Good Pasture with excellent grass ~ 880 acres BLM lease on northwest side of deeded acres ~ Hunting ~ Excellent standing grass from previous seasons — Pasture has not been overgrazed ~ Rural Water with pipelines to 8 hydrants w/tanks ~ Several Stock Dams, including one in the BLM ~ Stock Dam on BLM set up with 8 in. valve to provide flood irrigation to 107 acres of fields in Sec. 23, 24, 25, & 26 ~ North Canal belonging to Belle Fourche Irrigation District runs through here and can be used by cattle, but there are no irrigation acres available on this tract from the Irrigation District ~ Windbreak ~ There are 2 smaller pastures of 320 acres each, plus 2 large pastures which flow into the BLM acres, plus some north fields that  are fenced out ~ Great view of Orman Dam ~ Borders USA land on the west, for a small separation from the Orman Dam ~ Great addition to Tracts 1 or 3 ~ Access from Capp Road Taxes: $ 3216.53 or $ 1.41 per acre

Parcel BSec 29: S2NE4, N2SE4  156 acres ~ Level Cropland ~ full 156 acres listed as Kyle Terrace soils with a rating of 0.706 ~ 149.1 Irrigated Acres ~ all set for flood irrigation, but could add a pivot ~ easy access along Arpan Road ~ 3-phase power along east side of parcel ~ Water tap in northeast corner ~ Hydrant in southeast corner ~ Windbreak on the east w/ small lot ~ sits a half mile east of Parcel A    Taxes: $ 1126.30 or $ 7.22 per acre 

Parcel C with second Headquarters siteSec 19: S2NE4, Lot 2, & SE4NW4 & Sec. 20: SW4NW4, NE4SW4, &W2SW4
318.05 acres ~ Cropland ~ Pasture ~ Stock Dam ~ 72.7 Irrigated Acres ~ Soils mostly Kyle Terrace with its rating of 0.706 ~ Bridge over North Canal needs repair ~ Electric Meter ~ Corrals ~ Rural Water with Hydrants ~ Buildings: (2) Pole Barns, 30×95 & 30×80; (3) Barns, 60×40, 32×40, & 65×15; 20×28 Garage; 14×18 Shed; 20×14 Coop; (3) small steel Grain Bins ~ sits within a mile of Parcel A, but road access is 3 miles from Parcel A ~ 17892 Gabert Road, Nisland SD 57762 Taxes: $ 2,158.82 or $ 6.79 per acre

Real Estate Taxes:  Seller pays all the 2022 Real Estate Taxes, with 2023 taxes pro-rated to date of closing. Total 2022 taxes for the Capp Property: $ 11,134.50 or $ 2.35 per acre

Butte Electric Cooperative, Inc. (800-928-8839):  One meter, in Sec. 1 (Parcel A, Tract 1), and one meter in Sec. 20 (Parcel C). Seller will cooperate in the transfer of meters to new owners. 3-Phase Power along Arpan Road.

Belle Fourche Irrigation District (605-456-2541): Call for water 48 hr. before needed. It takes about 12 hr. to get water into your canal area. Orman Dam is the same as Belle Fourche Dam. In a typical year, customers are allowed a total of 18 inches of water until Oct. 1. Additional water may be available after Oct. 1, if the Irrigation District has an adequate supply. Cattle are allowed to drink water from the canal, but the canals are not to be modified. There is a pond fill option, if rules are followed. There are some diversions set up to fill ponds.

Butte-Meade Rural Water System (605-456-2288): There is a tap in Parcel C that waters the home and buildings. Parcel B has a tap in the northeast corner and a hydrant in the southeast corner, as the land lies along the main water line. Parcel A has one main meter along Capp Rd, near where the 4 tracts adjoin. For a cost, water can be split into 2-4 meters if Parcel A sells in tracts. There are pipelines with hydrants and tanks in every tract. See website for map of waterlines.

FSA Form 156: Acreage designated as cropland is 646.85 acres. There are 71 crop base acres in wheat, oats, corn, and grain sorghum. In recent years, to supplement the cattle operation, much of the land has been in grass, alfalfa, oats, sorghum, and other forage crops. More could be farmed.

BLM (Bureau of Land Management) Talk to Ryan Knutson at (605-892-7011): Tract 4 of Parcel A includes the transfer of a BLM lease for 880 acres. Lease # MT02721. 150 AUM. The cost has been a total of $ 210 per year. The BLM has no east fence to separate it from the deeded acres.

Fences: Present fences are 4 – 6 wire, some 7-wire or woven wire, and are assumed to be on legal perimeter of the property, but these boundaries are not guaranteed. Some present fences are not located exactly on the legal boundaries of the individual tracts. If sold in tracts, additional fencing may need to be provided by Buyers. Tract corners are approximately marked, but should not be confused with an actual land survey.

Butte County Legals:  See websites for complete list. T9N-R3E, T9N-R4E, T10N-R3E, T10N-R4E of BHM

Newell or Belle Fourche School District: K-12, good academics & sports in smaller class sizes ~
Churches available in nearby Belle Fourche and Newell

Belle Fourche has many amenities, including Banking, a Livestock Auction Market, Grain Marketing, Wool Marketing, Lumber, Hardware, Equipment, Ag Supplies, Groceries, Restaurants, Museum, and Motels, with all kinds of activities in nearby Orman Dam & Black Hills…….& the famous Belle Fourche Roundup Parade & Rodeo!

Mineral Rights:  Seller transfers any, and all, mineral rights that they presently have in this property to the new owner(s).

Terms: Successful bidder will deposit 15 % irrevocable earnest money on Auction Day with balance due in certified funds on, or before, April 12, 2023. Property sells without buyer contingency. Have financial arrangements secured prior to bidding. Marketable titles transferred by Warranty and Personal Representative’s Deeds, subject to any easements, restrictions, or reservations of record. Possession upon closing. Certified funds due at closing.

Acreages:  Acreage determined by Butte County Assessors, FSA maps, and Agri-Data Surety maps & sold by legal description only. These acreages determine the total price of each tract or parcel, but there is no guarantee of exact number of acres in each tract or parcel. No survey provided. If sold in tracts, interior corners are deemed reliable, however, neither Seller or Auctioneer/Brokers are making any guarantees or warranties, actual or implied, as to number of acres in individual tracts, or in the entire unit. Seller will not provide any surveys.

Title Insurance & Closing: Sandra Heaton of Haakon County Abstract Co, Philip, SD, 605-859-2461, will conduct the closing. Title Policy is available for inspection prior to auction. Title Insurance and Closing Agent Fee will be split between Buyer and Seller.

1031 Exchange: Seller will cooperate to facilitate a 1031 exchange, if needed by the Buyer, as long as closing deadline is met.

Inspect Property to the extent deemed necessary and rely upon your own judgment when bidding. Do your own research both onsite and offsite. Descriptions and information are from sources deemed reliable; however, neither the Sellers, Auctioneers, nor associated personnel are making any guarantees or warranties, actual or implied. Property is sold “As-is, Where-is.”  Interested parties must by accompanied by the owner or auctioneers to travel over this property.

Announcements made at Auction take precedence over any printed material or prior representations. Auctioneers represent Seller in this transaction.

                ~Broker Participation Invited~

**Owner: Earl Capp & Darin Capp Estates, Dennis & David Capp

 Attachment    L (Legals)        4,742.37 total acres 

Parcel  A – 4,268.32 deeded acres, more or less 

Tract 1: 480.24 deeded acres, more or less
480.24 acres Section 1: Lots 1, 2, and 3; S1/2NE1/4; SE1/4NW1/4; SE1/4; E1/2SW1/4
 In TOWNSHIP 9 NORTH, RANGE 3, EAST of the Black Hills Meridian in

Tract 2: 870.91 deeded acres, more or less
630.91 acres Section 6: Lots 1, 2, 3, 4, 5, 6 and 7; S1/2NE1/4; SE1/4NW1/4;  E1/2SW1/4; SE1/4
240 acres      Section 7: NE1/4;N1/2SE1/4       
In TOWNSHIP 9 NORTH, RANGE 4, EAST of the Black Hills Meridian in

Tract 3: 637.17 deeded acres, more or less
  80.00 acres Section 25: E1/2SE1/4
 In TOWNSHIP 10 NORTH, RANGE 3, EAST of the Black Hills Meridian in

 79.61 acres Section 30: Lot 4; SE1/4SW1/4    
477.56 acres Section 31: Lots 1, 2, 3, and 4; E1/2W1/2;  NE1/4;     
 In TOWNSHIP 10 NORTH, RANGE 4, EAST of the Black Hills Meridian in

Tract 4: 2,280 deeded acres, more or less
  40 acres Section 23: SE1/4SE1/4
  80 acres Section 24: SW1/4SW1/4 ; S1/2SE1/4SW1/4; S1/2SW1/4SE1/4
480 acres Section 25: W1/2NE1/4 ; NW1/4 ; SW1/4; W1/2SE1/4
240 acres Section 26: N1/2NE1/4 ; SE1/4
320 acres Section 34: S1/2NW1/4; N1/2SW1/4; SE1/4
480 acres Section 35: NE1/4; S1/2
640 acres Section 36: ALL
       In TOWNSHIP 10 NORTH, RANGE 3, EAST of the Black Hills Meridian in

                     Tract 3 includes the lease transfer of the following 880 acres
                        BLM (Bureau of Land Management – US government) leases
400 acres Section 26: W1/2 ; S1/2NE1/4
120 acres Section 27: E1/2SE1/4 ; SE1/4NE1/4
200 acres Section 34: NE1/4 ; NE1/4NW1/4
160 acres Section 35: NW1/4
In TOWNSHIP 10 NORTH, RANGE 3, EAST of the Black Hills Meridian in

Entire Parcel A, consisting of Tracts 1, 2, 3, and 4:  
        4,268.32 deeded Acres, more or less 

Parcel  B – 156 deeded acres, more or less

156 acres Section 29: N1/2SE1/4; S1/2NE1/4, less Lot 2 as shown by the Plat recorded in Plat Book 1, Page 21
      In TOWNSHIP 10 NORTH, RANGE 4, EAST of the Black Hills Meridian in

Parcel  C – 318.05 deeded acres, more or less

158.05 acres Section 19: S1/2NE1/4; Lot 2; SE1/4NW1/4
160 acres      Section 20: SW1/4NW1/4; NE1/4SW1/4 ; W1/2SW1/4
 In TOWNSHIP 10 NORTH, RANGE 4, EAST of the Black Hills Meridian in

Piroutek Auction
Dan Piroutek
20308 Milesville Road
Milesville, SD 57553
(605) 544-3316

Arneson Auction Service
Lonnie Arneson, Auctioneer
20886 River Road
Elm Springs, SD 57791
Phone: (605) 798-2525


Wednesday, March 8, 2023
1:00 pm - 11:30 pm
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Earl Capp Estate

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