lavaca county hunting retreat 167 acres - landandfarm · directions: from sheridan, take county...

Lavaca County Hunting Retreat

Formoreinformationcontact:BillJohnson&AssociatesRealEstateCompany

420EastMain,Bellville,Texas77418979-865-5969|979-865-5500fax

www.bjre.com

167 acres

http://www.bjre.com

http://www.bjre.com

* * Appraisal Dated 04-25-18 For $795,000. Available Upon Request. Owner Financing Available * *Lavaca County Ranch – Perfect Hunting Retreat with Deer – Turkey – Hogs – Home - Huge Live Oak Trees – Privacy & Seclusion. This stunning 167 acres is surrounded by larger wooded tracts and offers a large population of whitetail deer. You can wake up to find deer and turkeys in your front yard or mingling with your cattle. This property is located about 10 minutes south of Sheridan in Lavaca County. This property has Ragsdale creek on the back border and three ponds to provide ample water for wildlife and livestock. Mature live oak trees cover a large portion of the property with scattered open meadows throughout. The home was built in 1984 with 1,712. sq. ft. of living area with 2 bedrooms, 2 baths, a large loft, central heat, air and a fireplace. There is also a 3-bay carport and 3 barns for storage and cattle. This property would be a perfect weekend getaway ! ! !

***BILL JOHNSON AND ASSOCIATES REAL ESTATE COMPANY WILL CO-BROKER IF BUYER IS ACCOMPANIED BY HIS OR HER AGENT AT ALL PROPERTY SHOWINGS.***

Formoreinformationcontact:BillJohnson&AssociatesRealEstateCompany

420EastMain,Bellville,Texas77418979-865-5969|979-865-5500fax

www.bjre.com

http://www.bjre.com

http://www.bjre.com

979-865-5969 • 979-992-2636 • [email protected] East Main Street, Bellville • 424 Cedar St., New Ulm

Price: $795,000 Type: Residential (Farm-Ranch) Address: 1078 CR 2437A City/County: Hallettsville, Lavaca County

Bed/Bath: 2 Bed, 2 Bath

Size/Acreage: ~1,712 Sq. Ft., ~167.29 Acres

ID No.: 109583 Status: Active

* * * Appraisal Dated 04-25-18 For $795,000. Available Upon Request. Owner Financing Available. * * *

Lavaca County Ranch – Perfect Hunting Retreat with Deer – Turkey – Hogs – Home - Huge Live Oak Trees – Privacy & Seclusion. This stunning 167 acres is surrounded by larger wooded tracts and offers a large population of whitetail deer. You can wake up to find deer and turkeys in your front yard or mingling with your cattle. This property is located about 10 minutes south of Sheridan in Lavaca County. This property has Ragsdale creek on the back border and three ponds to provide ample water for wildlife and livestock. Mature live oak trees cover a large portion of the property with scattered open meadows throughout. The home was built in 1984 with 1,712. sq. ft. of living area with 2 bedrooms, 2 baths, a large loft, central heat, air and a fireplace. There is also a 3-bay carport and 3 barns for storage and cattle. This property would be a perfect weekend getaway ! ! !

* * * BILL JOHNSON AND ASSOCIATES REAL ESTATE COMPANY WILL CO-BROKER IF BUYER IS ACCOMPANIED BY HIS OR HER AGENT AT ALL PROPERTY SHOWINGS. * * *

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Property Details http://txls.com/Members/bjre/detail.asp?PropID=109583

Improvements

2 Bedrooms2 BathroomsApprox. 1712 Sq F Multi-level FloorWood Exterior Composition RoofAge Range: Over 20 Yrs WellSewerSepticFireplaceGarage/CarportCHABarns

Land Features

County Road Frontage Agricultural Exemption Minerals Conveyed: Negotiable PondSeasonal CreekPartially WoodedRolling

Other

School District: Hallettsville Taxes: $2,211.97

Financing

CashConventional

Directions: From Sheridan, take County Road 2437 South for 8.3 miles. Turn west on gravel CR 2437A and travel approximately 1 mile to property on the left.

Disclaimer: Information is deemed reliable but not guaranteed. All information should be independently verified and neither TXLS nor Hartland Real Estateassume any liability for information obtained through the use of this site. - Copyright 2010 Calantha Communications, Inc

Property Details http://txls.com/Members/bjre/detail.asp?PropID=109583

Location of Property: Listing #: 109583 TXLSAddress of Property:County: Paved Road: For Sale Sign on Property? Subdivision:Subdivision Restricted:

Improvements on Property:Price per Acre (or) Home:Total Listing Price: Buildings:Terms of Sale:

Cash: Barns:Seller-Finance:Sell.-Fin. Terms: Others:Down Payment:Note Period:Interest Rate: % Wooded: Payment Mode: Type Trees:Balloon Note: Fencing: Perimeter

3-5 years Condition:Amortization 20-30 years Cross-Fencing:

Property Taxes: Year: Condition:School: Ponds: Number of Ponds:County: Sizes:FM Rd: Creek(s): 2 Name(s):Hospital:

River(s): Name(s): TOTAL:Agricultural Exemption: Water Well(s): How Many?School District: I.S.D. Year Drilled: 1973 Depth: 120'/unknown

Community Water Available:Seller believes *Minerals Provider:

to own: *Royalty Electric Service Provider (Name):Seller will MineralsConvey: Royalty Gas Service Provider LP

Leases Affecting Property: Septic System(s): How Many:Oil and Gas Lease: Year Installed:Lessee's Name: Soil Type: Lease Expiration Date: Grass Type(s):

Surface Lease:Lessee's Name:Lease Expiration Date: Distance: Oil or Gas Locations: Easements Affecting Property: Name(s):Pipeline:Roadway:Electric:Telephone:Water:Other:

70%

Home furnishings may be sold by separate treaty.

is available upon request.

Driving time from Houston

interest. Copy of Appraisal dated 04-25-18 for $795,000.

Items specifically excluded from the sale:

from Sheridan, take FM 2437 South 8.3 miles, Right on Co.Rd.2437A

BILL JOHNSON AND ASSOCIATES REAL ESTATE COMPANY WILL CO-BROKER IF BUYER ISACCOMPANIED BY HIS OR HER AGENT AT ALL PROPERTY SHOWINGS.

20% to 30% cash down3 yr. to 5 yr. balloon note6% to 8% interest rate

Balloon Number of Years:

R#10714 2017$1,445.11

$520.05

Hallettsville1 water well & old windmill

$2,211.97

$795,000.00

Lavaca

LOT OR ACREAGE LISTING

1,225

1,248. sq. ft. carport & utility room

Mandatory Membership in Property Owners' Assn.

167.29 acres Number of Acres:

Road Frontage:

Lot Size or Dimensions: 167.29 acres

$139.81$107.00

SheridanNearest Town to Property:

San Bernard Electric Coop Additional Information:

Flood Hazard Zone: See Seller's Disclosure or to be

NO REPRESENTATIONS OR WARRANTIES EITHER EXPRESSED OR IMPLIED ARE MADE AS TO THE ACCURACY OF THE INFORMATION HEREIN OR WITH RESPECT TO THE SUITABILITY, USEABILITY, FEASIBILITY, MERCHANTABILITY OR CONDITION OF ANY PROPERTY DESCRIBED HEREIN.

1078 FM 2437A, Hallettsville, Tx. 77964

1,200. sq. ft. shed2,000. sq. ft. barn

fair

fair

540. sq. ft. shed

Oak

2 @ 1/2 acre 1@ 1 acre

Sandy Loam

Ragsdale Seasonal Creek

3

Minerals and Royalty:

9.3 miles1 hour 45 minutes

1980

determined by survey

Bahaia

1

Southwestern Bell Telephone Minerals/Royalties owned are a small portion of undivided

Various - UnknownVarious - Unknown

San Bernard Electric Co-operative

Houston Oil Well Service

Any OwnedAny Owned

Bellville:979-865-5969 office979-865-5500 faxwww.bjre.com

New Ulm:979-992-3626 office

979-865-5500 faxwww.bjre.com

NOYES NOYES

YES NOYES NO

Mo. Qt. Ann.YES NO

Yes No

Yes No

Yes No

YES

YES NO

YES NO

YES NO

YES NO

Yes No

YES NONOYES

Listing #109583 TXLS

For Sale Sign on Property?Property Size:

Ceiling Fans No.Cash: Dishwasher

Garbage DisposalMicrowave (Built-In)Kitchen Range (Built-In)Refrigerator

Heat and Air:Central Heat Gas Electric # Units:__1___Central Air Gas Electric # Units:_1___Other:

Bedrooms: 2 Bath: 2 Fireplace(s)1,712 Living Area Wood Stove

Total Water Heater(s): Foundation: Roof Type: Year Installed: 1984 Utilities:

Room Measurements:Living Room:Dining Room: Water Well: Depth:Kitchen:Family Room:Utility:Bath: Taxes: #R10714 2017 YearBath: School:Bath: County:Master Bdrm: FM/Rd/Br:Bedroom: Hospital:Bedroom: City:Bedroom: Taxes:Other: School District:Garage: Carport: No. of Cars:

Size: Attached DetachedPorches:Front: Size:Back: Size:Deck: Size: CoveredDeck: Size: CoveredFenced Yard:Outside Storage: Size:

Construction:Dish

6 x 6

17 x 12

Amortization 20 to 30 years

Sewer Provider: Septic

Home VacantAverage Utility Bill: Monthly:

Electricity Provider:

120'

Gas Provider:

17 x 12Year Drilled:

Size and Construction:

APPROXIMATE SIZE:Well17 x 23.5

1973

Large Attic storage - 2 areas2 pantriesloft bedroom or office (no bathroom)

Additional Information:

yes, cyclone

15 x 14

10 X 16 covered porch

3.5

$2,211.97Loft: 29 x 12

$1,445.11$520.05$139.81$107.00

Propane

Size of Home (Approx.)

TV Antenna

15 x 14

separate carport5 x12

NO REPRESENTATIONS OR WARRANTIES EITHER EXPRESSED OR IMPLIED ARE MADE AS TO THE ACCURACY OF THE INFORMATION HEREIN OR WITH RESPECT TO THE SUITABILITY, USEABILITY, FEASIBILITY, MERCHANTABILITY OR CONDITION OF ANY PROPERTY DESCRIBED HEREIN.

Lavaca

BILL JOHNSON AND ASSOCIATES REAL ESTATE COMPANY WILL CO-BROKER IF BUYER IS

is available upon request.Copy of Appraisal dated 04-25-18 for $795,000.

Cable wood

10 X 16 covered porch

Water Provider:

1984

ceramic tile and carpet

ACCOMPANIED BY HIS OR HER AGENT AT ALL PROPERTY SHOWINGS.

8 x16

Hallettsville ISD

Lead Based Paint Addendum Required if prior to 1978:

Items Specifically Excluded from The Sale: LIST:Home furnishings may be sold by separate treaty.

Balloon Note:

Exterior Construction:

Interest Rate:Payment Mode:

6% to 8% interest rate

Wood SidingComposition

Number of Years: 3 yr. to 5 yr. balloon note

Year Home was Built:

San Bernard Electric

Down Payment:

Sell.-Fin. Terms: 20% to 30% cash down3 yr. to 5 yr. balloon noteNote Period:

HOME LISTING

Subdivision Restricted:

Address of Home: 1078 FM 2437A, Hallettsville, Tx. 77964

3$795,000.00

Location of Home: from Sheridan, take FM 2437 South 8.3 miles, Right on Co.Rd.2437A County or Region:Subdivision: 167.29 acres

Seller-Finance:

Terms of Sale

Mandatory Membership in Property Owners' Assn.Home FeaturesListing Price:

Bellville:979-865-5969 office979-865-5500 faxwww.bjre.com

New Ulm:979-992-3626 office

979-865-5500 faxwww.bjre.com

NOYES NOYES

YES NOYES NO

Mo. Qt. S.A. Ann.YES NO

Slab Pier/Beam Other

Tub Shower

ShowerTub Shower

Yes No

Tub

Gas

Gas Electric

Electric

YES

YES NO

YES NO

LOCATED AT:

FOR:

AS OF:

BY:

Form GA3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

1078 FM 2437A (167.29 Acres)See Attached Legal

Sheridan, Texas 77475

Urrutia Cattle Company, LLC6624 Fannin Street, Suite 2280

Houston, Texas 77030

April 25, 2018

Jerry C. Kovar

Form GA3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

1078 FM 2437A (167.29 Acres)See Attached Legal

Sheridan, Texas 77475

Urrutia Cattle Company, LLC6624 Fannin Street, Suite 2280

Houston, Texas 77030

April 25, 2018

Jerry C. Kovar

LOCATED AT:

FOR:

AS OF:

BY:

Page #2Main File No. K2214

URRUTIA CATTLE COMPANY

167.29 ACRES SOUTH OF SHERIDAN, LAVACA COUNTY

$795,000.APPRAISAL 04-25-18

COMPLETE COPY OF APPRAISAL AVAILABLE UPON REQUEST

File No.:SU

BJE

CT

Property Address: City: State: Zip Code:County: Legal Description:

Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $Market Area Name: Map Reference: Census Tract:Current Owner of Record: Borrower (if applicable):Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ per year per monthAre there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitableIf Yes, give a brief description:

ASS

IGN

MEN

T

The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveProperty Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:

Intended User(s) (by name or type):

Client: Address:Appraiser: Address:

MA

RK

ET A

REA

DES

CR

IPTI

ON

CharacteristicsLocation: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.

PredominantOccupancy

OwnerTenantVacant (0-5%)Vacant (>5%)

PRICE$(000)

LowHighPred

AGE(yrs)

Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %

%%

Change in Land UseNot LikelyLikely * In Process *

* To:

Factors Affecting MarketabilityGood Average Fair Poor N/AItem

Employment StabilityConvenience to EmploymentConvenience to ShoppingConvenience to SchoolsAdequacy of Public TransportationRecreational Facilities

Item Good Average Fair Poor N/AAdequacy of UtilitiesProperty CompatibilityProtection from Detrimental ConditionsPolice and Fire ProtectionGeneral Appearance of PropertiesAppeal to Market

Market Area Comments:

SITE

DES

CR

IPTI

ON

Dimensions: Site Area:Zoning Classification: Description:

Do present improvements comply with existing zoning requirements? Yes No No ImprovementsUses allowed under current zoning:

Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Comments:Highest & Best Use as improved: Present use, or Other use (explain)

Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:

Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm SewerTelephoneMultimedia

StreetWidthSurface

Curb/GutterSidewalkStreet LightsAlley

FrontageTopographySizeShapeDrainageView

Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:

Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007

J.E. Kovar Companies, Inc

K2214LAND APPRAISAL SUMMARY REPORT1078 FM 2437A Sheridan Texas 77475

Lavaca See Attached Legal

R10714 2017 2,211 N/ALavaca County N/A 9502.00

Urrutia Cattle Company, LLC N/A

The subject features level heavily wooded pasture, 2,072 SF older ranch house, 2 water wells, 5,600 SF of metalbarn/sheds, 3 ponds, two seasonal creeks, barbwire perimeter fence in average overall condition. A portion of the acreage in the rear of theproperty along Ragsdale Creek is in the 100 year floodplain. See comments regarding property long pie-shaped configuration.

The intended use of this Land Appraisal Report is for marketing consideration by the client only (Urrutia Cattle Company, LLC).

The intended user of this Land Appraisal Report is for the client only (Urrutia Cattle Company, LLC).

Urrutia Cattle Company, LLC 6624 Fannin Street, Suite 2280, Houston, TX 77030Jerry C. Kovar 256 Buffalo Creek Court, Bellville, Texas 77418

One-Unit Housing

50K1M

250K

New10040

2000

10Vacant 70

New SFR/WeekendHomes

The subject lies in rural Lavaca County, approximately 16 miles SE of Hallettsville, Texas (Pop. 2,300) which is 92miles SW of Houston, Texas. The neighborhood comprises Lavaca County. Attractive characteristics in Lavaca County include heavily woodedcreek areas & pasture land, fertile soil & reasonable proximity to major metropolitan areas via well maintained roadways. Subject is served bythe Hallettsville ISD.

See Attached Survey 167.29 Acres Sq.Ft.No Zoning N/A

No Zoning

N/A

Rural Recreational & Weekend Home

Rural Recreational Rural RecreationalThe highest & best use of this apparent unrestricted acreage is rural recreational or weekend home.

Propane2 WellsSepticOpen DitchAvailableAvailable

Gravel60'Gravel

NoneNoneNoneNone

Good/County RoadLevel/Heavily Wooded/Creek167.29 AcresVery Narrow Pie ShapedAppears AdequateRural

Rural AcreageX - AE 48285C0350E 11/26/2010

SEE ATTACHED SURVEY. THE SUBJECT IS TRAVERSED FROM SOUTH TO NORTH BY A HOUSTON OIL WELLSERVICE PIPELINE EASEMENT. THIS HAS MINIMAL AFFECT ON MV IN THE OPINION OF THE APPRAISER. THE SUBJECTACREAGE IS A VERY NARROW PIE-SHAPED TRACT WHICH HAS AN ADVERSE AFFECT ON MARKET VALUE & WILL MEET WITHMARKET RESISTANCE IN THE OPINION OF THE APPRAISER. APPRAISER WAS NOT ABLE TO LOCATE ANY COMPARABLESWITH SIMILAR LONG NARROW CONFIGURATIONS. ADDITIONALLY, APPROXIMATELY 15% OF THE ACREAGE LIES IN THEFLOODPLAIN OF RAGSDALE CREEK. FLOOD CERTS STRONGLY RECOMMENDED BEFORE ANY BUILDING IN THE CREEKAREA.

Form GPLND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

J.E. Kovar Companies, Inc

K2214LAND APPRAISAL SUMMARY REPORT1078 FM 2437A Sheridan Texas 77475

Lavaca See Attached Legal

R10714 2017 2,211 N/ALavaca County N/A 9502.00

Urrutia Cattle Company, LLC N/A

The subject features level heavily wooded pasture, 2,072 SF older ranch house, 2 water wells, 5,600 SF of metalbarn/sheds, 3 ponds, two seasonal creeks, barbwire perimeter fence in average overall condition. A portion of the acreage in the rear of theproperty along Ragsdale Creek is in the 100 year floodplain. See comments regarding property long pie-shaped configuration.

The intended use of this Land Appraisal Report is for marketing consideration by the client only (Urrutia Cattle Company, LLC).

The intended user of this Land Appraisal Report is for the client only (Urrutia Cattle Company, LLC).

Urrutia Cattle Company, LLC 6624 Fannin Street, Suite 2280, Houston, TX 77030Jerry C. Kovar 256 Buffalo Creek Court, Bellville, Texas 77418

One-Unit Housing

50K1M

250K

New10040

2000

10Vacant 70

New SFR/WeekendHomes

The subject lies in rural Lavaca County, approximately 16 miles SE of Hallettsville, Texas (Pop. 2,300) which is 92miles SW of Houston, Texas. The neighborhood comprises Lavaca County. Attractive characteristics in Lavaca County include heavily woodedcreek areas & pasture land, fertile soil & reasonable proximity to major metropolitan areas via well maintained roadways. Subject is served bythe Hallettsville ISD.

See Attached Survey 167.29 Acres Sq.Ft.No Zoning N/A

No Zoning

N/A

Rural Recreational & Weekend Home

Rural Recreational Rural RecreationalThe highest & best use of this apparent unrestricted acreage is rural recreational or weekend home.

Propane2 WellsSepticOpen DitchAvailableAvailable

Gravel60'Gravel

NoneNoneNoneNone

Good/County RoadLevel/Heavily Wooded/Creek167.29 AcresVery Narrow Pie ShapedAppears AdequateRural

Rural AcreageX - AE 48285C0350E 11/26/2010

SEE ATTACHED SURVEY. THE SUBJECT IS TRAVERSED FROM SOUTH TO NORTH BY A HOUSTON OIL WELLSERVICE PIPELINE EASEMENT. THIS HAS MINIMAL AFFECT ON MV IN THE OPINION OF THE APPRAISER. THE SUBJECTACREAGE IS A VERY NARROW PIE-SHAPED TRACT WHICH HAS AN ADVERSE AFFECT ON MARKET VALUE & WILL MEET WITHMARKET RESISTANCE IN THE OPINION OF THE APPRAISER. APPRAISER WAS NOT ABLE TO LOCATE ANY COMPARABLESWITH SIMILAR LONG NARROW CONFIGURATIONS. ADDITIONALLY, APPROXIMATELY 15% OF THE ACREAGE LIES IN THEFLOODPLAIN OF RAGSDALE CREEK. FLOOD CERTS STRONGLY RECOMMENDED BEFORE ANY BUILDING IN THE CREEKAREA.


File No.:SU

BJE

CT

Property Address: City: State: Zip Code:County: Legal Description:

Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $Market Area Name: Map Reference: Census Tract:Current Owner of Record: Borrower (if applicable):Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ per year per monthAre there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitableIf Yes, give a brief description:

ASS

IGN

MEN

T

The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveProperty Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:

Intended User(s) (by name or type):

Client: Address:Appraiser: Address:

MA

RK

ET A

REA

DES

CR

IPTI

ON

CharacteristicsLocation: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.

PredominantOccupancy

OwnerTenantVacant (0-5%)Vacant (>5%)

PRICE$(000)

LowHighPred

AGE(yrs)

Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %

%%

Change in Land UseNot LikelyLikely * In Process *

* To:

Factors Affecting MarketabilityGood Average Fair Poor N/AItem

Employment StabilityConvenience to EmploymentConvenience to ShoppingConvenience to SchoolsAdequacy of Public TransportationRecreational Facilities

Item Good Average Fair Poor N/AAdequacy of UtilitiesProperty CompatibilityProtection from Detrimental ConditionsPolice and Fire ProtectionGeneral Appearance of PropertiesAppeal to Market

Market Area Comments:

SITE

DES

CR

IPTI

ON

Dimensions: Site Area:Zoning Classification: Description:

Do present improvements comply with existing zoning requirements? Yes No No ImprovementsUses allowed under current zoning:

Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Comments:Highest & Best Use as improved: Present use, or Other use (explain)

Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:

Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm SewerTelephoneMultimedia

StreetWidthSurface

Curb/GutterSidewalkStreet LightsAlley

FrontageTopographySizeShapeDrainageView

Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:



Number AcresCOMMENTS

File No.:TR

AN

SFER

HIS

TOR

Y

My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s):

1st Prior Subject Sale/TransferDate:Price:Source(s):

2nd Prior Subject Sale/TransferDate:Price:Source(s):

Analysis of sale/transfer history and/or any current agreement of sale/listing:

SALE

S C

OM

PAR

ISO

N A

PPR

OA

CH

FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3Address

Proximity to SubjectSale Price $ $ $ $Price/ $ $ $ $Data Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION

Sales or FinancingConcessionsDate of Sale/TimeRights AppraisedLocationSite Area

Net Adjustment (Total, in $) + + +$

$

– – –$

$

$

$Summary of Sales Comparison Approach

PUD

PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:

REC

ON

CIL

IATI

ON

Indicated Value by: Sales Comparison Approach $Final Reconciliation

This appraisal is made ''as is'', or subject to the following conditions:

This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based upon an inspection of the subject property, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications,my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:$ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.

ATT

AC

H. A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be

properly understood without reference to the information contained in the complete report, which contains the following attached exhibits:

SIG

NA

TUR

ES

Client Contact: Client Name:E-Mail: Address:APPRAISER

Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:

SUPERVISORY APPRAISER (if required)or CO-APPRAISER (if applicable)

Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:


K2214LAND APPRAISAL SUMMARY REPORTLavaca

8/29/2008$650,000Settlement Statement

The subject is not listed for sale at thepresent time. The intended use of this Land Appraisal report is for marketing consideration by client.

1078 FM 2437ASheridan, Texas 77475

Sq.Ft.Inspection

N/A

Fee SimpleLavaca County167.29 Acres(in Sq.Ft.)

Access Good Cty RoadImprovements 2,072 SF Old HmImprovements 5,200 SF B/SShape Long & NarrowOther 3 Ponds/2 SC

TBD Highway 90ASheridan, Texas7.34 miles N

706,9504,688.00

MLS#28798146444 DOM

Conventional0 Seller Pts.1/18Fee SimpleColorado County150.80 Acres +41,200Good Cty Road860 SF Old Hm +48,5001,500 SF B/S +18,500Rectangular -141,4002 Seasonal Crks +15,000

-18,200

688,750

TBD CR 444Hallettsville, Texas19.49 miles SW

581,5265,538.34

TXLS#103696323 Days on Market

Cash0 Seller Pts.4/18Fee SimpleLavaca County105 Acres +155,700Good County RdNone +83,000None +26,000Rectangular -116,300Pond/SC +35,000

183,400

764,926

TBD County Road 122Hallettsville, Texas5.38 miles NW

1,035,0005,750.00


Conventional0 Seller Pts.2/18Fee SimpleLavaca County180 Acres -31,800Good Cty RoadNone +83,000None +26,000Rectangular -207,0002 Ponds +55,000

-74,800

960,200Adjusted Sale Price (in $)

+(-) $ Adjust +(-) $ Adjust +(-) $ Adjust

See Attachment.

795,000All weight was given to the Sales Comparison Approach. The Cost Approach & Income Approach are not applicable for rural

recreational land.Subject to the Extraordinary Assumptions in The Scope of Work.

795,000 April 25, 2018

47Scope of Work

Limiting Cond./Certifications Narrative Addendum Location Map(s) Flood Addendum Additional SalesPhoto Addenda Parcel Map Hypothetical Conditions Extraordinary Assumptions MLS Sales Sheets

Urrutia Cattle Company, LLC6624 Fannin Street, Suite 2280, Houston, TX 77030

Jerry C. KovarJ.E. Kovar Companies, Inc.

713-775-4253

May 09, 20181327045-R Tx

State Certified06/30/2018

April 25, 2018


K2214LAND APPRAISAL SUMMARY REPORTLavaca

8/29/2008$650,000Settlement Statement

The subject is not listed for sale at thepresent time. The intended use of this Land Appraisal report is for marketing consideration by client.

1078 FM 2437ASheridan, Texas 77475

Sq.Ft.Inspection

N/A



TBD Highway 90ASheridan, Texas7.34 miles N

706,9504,688.00

MLS#28798146444 DOM

Conventional0 Seller Pts.1/18Fee SimpleColorado County150.80 Acres +41,200Good Cty Road860 SF Old Hm +48,5001,500 SF B/S +18,500Rectangular -141,4002 Seasonal Crks +15,000

-18,200

688,750

TBD CR 444Hallettsville, Texas19.49 miles SW

581,5265,538.34


Cash0 Seller Pts.4/18Fee SimpleLavaca County105 Acres +155,700Good County RdNone +83,000None +26,000Rectangular -116,300Pond/SC +35,000

183,400

764,926

TBD County Road 122Hallettsville, Texas5.38 miles NW

1,035,0005,750.00


Conventional0 Seller Pts.2/18Fee SimpleLavaca County180 Acres -31,800Good Cty RoadNone +83,000None +26,000Rectangular -207,0002 Ponds +55,000

-74,800



See Attachment.

795,000All weight was given to the Sales Comparison Approach. The Cost Approach & Income Approach are not applicable for rural

recreational land.Subject to the Extraordinary Assumptions in The Scope of Work.

795,000 April 25, 2018

47Scope of Work

Limiting Cond./Certifications Narrative Addendum Location Map(s) Flood Addendum Additional SalesPhoto Addenda Parcel Map Hypothetical Conditions Extraordinary Assumptions MLS Sales Sheets

Urrutia Cattle Company, LLC6624 Fannin Street, Suite 2280, Houston, TX 77030

Jerry C. KovarJ.E. Kovar Companies, Inc.

713-775-4253

May 09, 20181327045-R Tx

State Certified06/30/2018

April 25, 2018


File No.:TR

AN

SFER

HIS

TOR

Y

My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s):

1st Prior Subject Sale/TransferDate:Price:Source(s):

2nd Prior Subject Sale/TransferDate:Price:Source(s):

Analysis of sale/transfer history and/or any current agreement of sale/listing:

SALE

S C

OM

PAR

ISO

N A

PPR

OA

CH

FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3Address




$

– – –$

$

$


PUD

PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:

REC

ON

CIL

IATI

ON

Indicated Value by: Sales Comparison Approach $Final Reconciliation

This appraisal is made ''as is'', or subject to the following conditions:

This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based upon an inspection of the subject property, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications,my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:$ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.

ATT

AC

H. A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be

properly understood without reference to the information contained in the complete report, which contains the following attached exhibits:

SIG

NA

TUR

ES

Client Contact: Client Name:E-Mail: Address:APPRAISER

Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:

SUPERVISORY APPRAISER (if required)or CO-APPRAISER (if applicable)

Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:



SALE #1 SALE #2 SALE #3

APPRAISED VALUE

DATE

File No.:SA

LES

CO

MPA

RIS

ON

APP

RO

AC

H

FEATURE SUBJECT PROPERTY COMPARABLE NO. COMPARABLE NO. COMPARABLE NO.Address




$

– – –$

$

$



K2214ADDITIONAL COMPARABLE SALES1078 FM 2437ASheridan, Texas 77475

Sq.Ft.Inspection

N/A



TBD CR 1 (324.50 Acres)Hallettsville, Texas14.13 miles SW

1,184,4253,650.00


Cash0 Seller Pts.5/17Fee SimpleLavaca County324.50 Acres -393,000Good County RoadNone +83,000None +26,00090% Floodplain2 Ponds/Riverfront -45,000

-329,000

855,425

TBD CR 1 (140 Acres)Hallettsville, Texas14.12 miles SW

485,0003,464.29

TXLS#100026213 DOM

Cash0 Seller Pts.5/17Fee SimpleLavaca County140 Acres +68,200Avg. Easement +24,200None +83,000None +26,000Rectangular -97,000Pond/SC/Live Crk -15,000

89,400

574,400

1945 Hwy 90ASheridan, Texas10.05 miles NE

605,0006,242.26

MLS#222094523 DOM

Conventional0 Seller Pts.7/17Fee SimpleColorado County96.92 Acres +176,000Avg/Easement +30,000676 SF Old Hm. +55,8001,000 SF B/S +21,000Rectangular -121,000Pond +60,000

221,800



4 5 6

Form GPLND.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

K2214ADDITIONAL COMPARABLE SALES1078 FM 2437ASheridan, Texas 77475

Sq.Ft.Inspection

N/A



TBD CR 1 (324.50 Acres)Hallettsville, Texas14.13 miles SW

1,184,4253,650.00


Cash0 Seller Pts.5/17Fee SimpleLavaca County324.50 Acres -393,000Good County RoadNone +83,000None +26,00090% Floodplain2 Ponds/Riverfront -45,000

-329,000

855,425

TBD CR 1 (140 Acres)Hallettsville, Texas14.12 miles SW

485,0003,464.29

TXLS#100026213 DOM

Cash0 Seller Pts.5/17Fee SimpleLavaca County140 Acres +68,200Avg. Easement +24,200None +83,000None +26,000Rectangular -97,000Pond/SC/Live Crk -15,000

89,400

574,400

1945 Hwy 90ASheridan, Texas10.05 miles NE

605,0006,242.26

MLS#222094523 DOM

Conventional0 Seller Pts.7/17Fee SimpleColorado County96.92 Acres +176,000Avg/Easement +30,000676 SF Old Hm. +55,8001,000 SF B/S +21,000Rectangular -121,000Pond +60,000

221,800



4 5 6

Form GPLND.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

File No.:SA

LES

CO

MPA

RIS

ON

APP

RO

AC

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FEATURE SUBJECT PROPERTY COMPARABLE NO. COMPARABLE NO. COMPARABLE NO.Address




$

– – –$

$

$



Page #5Main File No. K2214SALE #4 SALE #5 SALE #6

6 COMPARABLE SALES

File No.:C

OM

PAR

AB

LE L

ISTI

NG

S

FEATURE SUBJECT PROPERTY COMPARABLE LISTING # COMPARABLE LISTING # COMPARABLE LISTING #Address

Proximity to SubjectList Price $ $ $ $Price/ $ $ $ $Last Price Revision DateData Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION

Sales or FinancingConcessionsDays on MarketRights AppraisedLocationSite Area


$

– – –$

$

$

$Comments


K2214COMPARABLE LISTINGS1078 FM 2437ASheridan, Texas 77475

Sq.Ft.

N/A


Access Good Cty RoadImprovements 2,072 SF Old M.Improvements 5,200 SF B/SShape Long & NarrowOther 3 Ponds/2 SC

2775 CR 19AHalletsville, Texas6.53 miles SE

877,0006,377.72


Active Listing90% of SP -87,700397Fee SimpleLavaca County137.51 Acres +74,500Good Cty Road500 SF Quarters +63,0001,000 SF B/S +21,000Rectangular -175,4002 Ponds +55,000

-49,600

827,400

TBD CR 90EHalletsville, Texas13.86 miles NW

678,4855,950.06


Active Listing90% of SP -67,800188Fee SimpleLavaca County114.03 Acres +133,200Good Cty RoadNone +83,000None +26,000Rectangular -135,700Seasonal Creek +40,000

78,700



THE ABOVE LISTINGS WERE NOT INCLUDED IN THE MEAN & MEDIAN AVERAGES. THESE WERE PROVIDED ASADDITIONAL SUPPORT.

1 2 3

Form GPLND.(AL) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

K2214COMPARABLE LISTINGS1078 FM 2437ASheridan, Texas 77475

Sq.Ft.

N/A


Access Good Cty RoadImprovements 2,072 SF Old M.Improvements 5,200 SF B/SShape Long & NarrowOther 3 Ponds/2 SC

2775 CR 19AHalletsville, Texas6.53 miles SE

877,0006,377.72


Active Listing90% of SP -87,700397Fee SimpleLavaca County137.51 Acres +74,500Good Cty Road500 SF Quarters +63,0001,000 SF B/S +21,000Rectangular -175,4002 Ponds +55,000

-49,600

827,400

TBD CR 90EHalletsville, Texas13.86 miles NW

678,4855,950.06


Active Listing90% of SP -67,800188Fee SimpleLavaca County114.03 Acres +133,200Good Cty RoadNone +83,000None +26,000Rectangular -135,700Seasonal Creek +40,000

78,700



THE ABOVE LISTINGS WERE NOT INCLUDED IN THE MEAN & MEDIAN AVERAGES. THESE WERE PROVIDED ASADDITIONAL SUPPORT.

1 2 3

Form GPLND.(AL) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

File No.:C

OM

PAR

AB

LE L

ISTI

NG

S

FEATURE SUBJECT PROPERTY COMPARABLE LISTING # COMPARABLE LISTING # COMPARABLE LISTING #Address

Proximity to SubjectList Price $ $ $ $Price/ $ $ $ $Last Price Revision DateData Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION

Sales or FinancingConcessionsDays on MarketRights AppraisedLocationSite Area


$

– – –$

$

$

$Comments



2 COMPARABLE LISTINGS

LISTING #1 LISTING #2

Property AddressCity County State Zip Code

File No.Attachment

Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

K2214N/A1078 FM 2437ASheridan Lavaca Texas 77475Urrutia Cattle Company, LLC

Borrower/Client

Lender


1078 County Road 2437A (167.29 Acres)Sheridan, Texas 77475

Comments on the Sales Comparison AnalysisThe six sales presented are recent closed sales from the subject's market area, along with 2 active listings.The following are regarding the adjustments made to the comparable sales.

SITE/IMPROVEMENTS/ACCESS/CONFIGURATION/POND/SEASONAL CREEK/LIVE WATER CREEK/LAVACARIVER FRONTAGE: Differences in site sizes were adjusted at $2,500 per acre. The subject's 2,072 SF oldhome in fair overall condition was adjusted modestly at $40 PSF or $83,000 (R). Metal barn/sheds werecombined and adjusted modestly at $5 PSF. Sale No.'s 5 & 6 featured very short access easements whichwere adjusted at +5% of the subject's superior immediate county road access. The subject is a very longnarrow pie-shaped tract which has an adverse affect on Market Value & will meet with market resistance inthe opinion of the appraiser. THE APPRAISER TRIED TO LOCATE SIMILAR LONG NARROW SALESCOMPARABLES IN LAVACA COUNTY BUT WAS NOT ABLE TO LOCATE ANY IN THE PREVIOUS 24MONTHS. Sale No.'s 1, 2, 3, 5 & 6 featured typical rectangular sites which were adjusted at -20% of thesales price due to their superior configurations. Sale No. 4 reported approximately 90% of the acreage in the100-year floodplain, which was deemed offsetting to the subject's long narrow pie-shaped tract. Stockponds were adjusted at $5K each. Seasonal Creeks were adjusted at $25K. Live water creeks were adjustedat $50K. Lavaca River frontage was adjusted at $100K.

Sales Comparison CorrelationThe six sales presented represent recent closed sales in the subject neighborhood, along with 2 active listingsand are considered to provide a reasonable range of value for the subject property. The closed sales indicatevalues that range from $574,400 to $960,200 with an indicated mean of $778,416 and a median of$783,975. In estimating the Market Value of the subject property, most weight was given to the lower rangeof value due to the subject's very long narrow configuration. Sale No. 1 was also given considerableconsideration due to similar acreage, improvements, creeks, proximity & recent sale date. The central mean& median indicator provided additional support. Thus, I have concluded an "AS IS" Market Value for thesubject property of $795,000 as of April 25, 2018, subject to a current site survey & the ExtraordinaryAssumptions in the Scope of Work below. IMPROVEMENTS WERE VALUED AT $110K (R). LAND WASVALUED AT $4,100 PA or $685,000 (R). The estimated marketing time, based on recent sales and listingsin the subject neighborhood, was considered to be 6 to 12 months.

APPRAISAL SUMMARY $685,000. LAND VALUE @ $4,100./AC.$110,000. IMPROVEMENT VALUE _____________________________________$795,000. TOTAL APPRAISED VALUE


Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapN/A1078 FM 2437ASheridan Lavaca Texas 77475Urrutia Cattle Company, LLC

Borrower/Client

Lender

Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapN/A1078 FM 2437ASheridan Lavaca Texas 77475Urrutia Cattle Company, LLC

Borrower/Client

Lender



COMPARABLE SALES AND COMPARABLE LISTINGS

LISTING #2 SALE #1 SALE #6

SALE #3 SUBJECT

SALE #2 SALE #5 LISTING #1

SALE #4

UrrutiaTexas, 167 AC +/-

Main House Gate Primary Road Stream River / Creek Pond / Tank Boundary

Clifton MahonP: 979-885-8577 [email protected] P. O. Box 165, Bellville, Texas 77418

The information contained herein was obtained from sourcesdeemed to be reliable. MapRight Services makes no warranties or guarantees as to thecompleteness or accuracy thereof.


Main House Gate Primary Road Stream River / Creek Pond / Tank Boundary 100 YearFloodplain

500 YearFloodplain




Main House Gate Primary Road Stream River / Creek Pond / Tank Boundary



#1.

#2. #3. #4.

DIRECTIONS TO LAVACA COUNTY RANCH 167. ACRES

Ranch located at 1078 FM 2437-A, Hallettsville, Tx. 77964From Houston go West on IH-10 to Columbus and then go South on Hwy. 71 to Altair. From Altair go West on Hwy. 90A to Sheridan. From Sheridan go South on FM 2437 and go 8.3 miles to Lavaca Co. Rd. 2437-A. Turn right (West) on Lavaca Co. Rd. 2437-A and go 1.0 mile to property on West side of road.

*** BILL JOHNSON AND ASSOCIATES REAL ESTATE COMPANY WILL CO-BROKER IF BUYER IS

ACCOMPANIED BY HIS OR HER AGENT AT ALL PROPERTY SHOWINGS.***

LIIIII e11111111mbJ

1111111111111, 1■11For More Information Contact: Bill Johnson & Associates Real Estate

420 East Main Bellville, Texas 77418 979-865-5969 or 281-463-3791 or 979-992-2636 www.bjre.com

lavaca county hunting retreat 167 acres - landandfarm · directions: from sheridan, take county...

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