Interstate Frontage, Rail Road Frontage and permanently rezoned to allow Industrial Use.
Ideal answer to small town's desire for diversification into new business development such as Distribution Center, Warehouse, Grand Truck Plaza or Golf Course.
Expansion into large lot commercial development created successful economic boon in even-keel town approximately 60 miles further south.
Existing farm irrigated by regional gravity fed canal network, pump works unnecessary.
Water shares sell for $5-20k each. Water shares can be bought and sold separate from the property, but must remain in the county.
1.5 miles to township limit, 1.9 miles to interstate highway access in southwest corner of town and a second interstate access in the countryside 9 miles from other property corner.
Northerly edge of property adjacent & parallel to arterial irrigation canal, that is adjacent & parallel to major transcontinental single track railroad, that is adjacent & parallel to paved access road, that is adjacent & parallel to interstate highway.
The major railroad corporation willing to install industrial siding if property converts to industrial use.
Utility service to Property on opposite south side.
Recent years of alfalfa farming produced net annual income of $20,000 to $40,000.
1st Title Deed $425k
TERMS
If you want to Joint Venture (JV), up to 49% of property is available for partnership, and consider project specific LLC. Nevada LLC has tax advantages. JV-LLC could consider taking out an agricultural loan (3-5%).
If you are interested in 1 parcel; then minimum 40% down....carry balance at 8% simple interest for 15 years, or make an offer along that line.
HAY/ALFALFA PRODUCTION
Approximately 4-6 tons/acre, 5 tons/acre is the average.
The operator of the farm produces big 1-ton bales for dairy cattle, approx 4'W x 8'L x 4'H moved by equipment. Nevada has a reputation of top quality alfalfa, better than what is grown in California.
Small bails are only by special order as used by small ranches with horse and/or cattle.
WATER RIGHTS
1. Agricultural irrigation by gravity flow from river, hence no pumping cost.
One (1) water share = a volume of three (3) acre feet (max), allocation can vary due amount of water stored in community reservoir, paid by property taxes, $4,100 for this parcel in 2009. Reservoir water is for agricultural use only.
2. Wells are permissible. However the aquifers have high mineral content, hence water is not sweet.
3. City water is available, however not economical for long term agricultural use.
