Jackson County, WI

208 E Main Street
Hixton, WI 54635

170 Acres M/L
AUCTION

Listing #15737

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PROPERTY INFO

Description

Peoples Company is pleased to be representing Anne Murray-Olson in the sale of 170 acres m/l located in Jackson County just North of Black River Falls, Wisconsin. This ABSOLUTE Public Auction will be offered in four separate tracts. The farm consists of 170 total acres m/l and an estimated 94.82 FSA Cropland acres m/l with Council and Seaton silt loams being the primary soil types. Two beautiful ranch style homes with multiple outbuildings are located on tract three. The Auction will be held at the Comfort Inn & Suites, W10170 Highway 54 E, Black River Falls, Wisconsin, and will begin at 10:00 AM on Tuesday, November 16th. There will be the option of Live and Online bidding available.

The farmland will be offered as four individual tracts with tracts one, two and three sold through the “Buyer’s Choice” auction method. Tract four will be sold on a whole dollar amount as a single tract.  The auction will be a live in-person auction. Online bidding will be available as well. The auction will take place at 10:00 AM at the Comfort Inn & Suites, W10170 Highway 54 E, Black River Falls, Wisconsin. With the "Buyers Choice" auction method the high bidder can take, in any order, any or all tracts for their high bid. "Buyer's Choice" auctioning will continue until the first three tracts (one, two and three) have been purchased and removed from the auction. Tract four will be sold after the "Buyer's Choice" bidding is complete. The tracts will not be offered in their entirety or any combination at the conclusion the auction.

Tract 1: 34.5 acres m/l with an estimated 19.11 FSA cropland acres carrying a NCCPI value of 57.8.

Tract 2: 44.49 acres m/l with an estimated 24.08 FSA cropland acres carrying a NCCPI value of 71.1.

Tract 3: 72.14 acres m/l with an estimated 49.53 FSA cropland acres carrying a NCCPI value of 70.1.

Tract 4: 14.78 acres m/l with an estimated 2.01 FSA cropland acres carrying a NCCPI value of 55.5. Two, four-bedroom homes and multiple outbuildings are included with this tract. There is an ingress/egress easement that extends through this site to give access to tract four that is located on the ease side of I94.

Seller will retain all of the 2021 cash rent payments. The current farm lease will be terminated prior to closing and will be open for the 2022 cropping season.

Legal Description

Exact legal description to be taken from title commitment.

  • Sign On Property: Yes
  • Parcel Number: 024-0124.0005; 024-0124.0025; 024-0127.0005; 024-0245.0005; 024-0246.0000; 024-02457.0000; 024-0257.0005; 024-0258.0000; 024-0258.0005; 024-0258.0010; 136-0011.0000; 136-0045.0000; 136-0320.0000; 136.0009.0010
  • School District: Black River Falls
  • General Area: Hixton, WI
  • Net Taxes: $4,234.00
  • Online Bidding: Yes
  • Auction Date: Nov 16, 2021
  • Possession: At Closing, subject to Tenant's rights
  • Terms: Cash/Conventional

Directions

From Black River Falls, WI travel north on I94 for 9.5 miles and take the Highway 95 Exit into Hixton. Turn left onto Highway 95 and travel to E Main Street. Take a right onto E Main Street and look for signs.

Additional Info

The real estate taxes related to each tract will be reconstituted by the Jackson County Treasurers Office. Real estate tax statements are available upon request for the individual lots that make up each tract.


Bid Online

Auction Details

Jackson County, Wisconsin ABSOLUTE Land Auction
170 Acres M/L
Offered in Four Tracts
Tuesday, November 16th, 2021
10:00 AM

Seller: Anne Murray-Olson

Auction Location:
Comfort Inn & Suites
W10170 Highway 54 E
Black River Falls, WI 54615

Surveying Company:
Hurlburt & Remus Surveying, Inc
W12679 County Rd 
Black River Falls, WI 54615

Title Company:
Landmark Title Services Inc
25 S. 2nd Street
Black River Falls, WI 54615

Open House Dates:
Sunday, October 17th from 10am to 1pm 
Saturday, November 13th from 10am to 1pm

Auction Method: Tracts one, two and three will be sold on a per-acre basis and will be offered through the "Buyer's Choice Auction Method", whereas the winning bidder may elect to take, in any order, any or all tracts for their high bid. The "Buyer's Choice Auction Method" auctioning will continue until all three tracts have been purchased. Tract four will be sold as an individual tract on a whole dollar amount. Tracts will not be offered in their entirety or combined at the conclusion of the auction.

Survey: Preliminary survey work is being completed by Hurlburt & Remus Surveying, Inc on tracts 1-4 to establish acre amounts.  The acres of the tracts are subject to change and the purchase price will be based on the new and completed surveyed acres. All field boundaries in the marketing material are presumed to be accurate according to the available information and knowledge of the Seller and Peoples Company. Tract acres may vary slightly from the figures stated in the marketing material and will be subject to change. It will be the responsibility of each buyer to pay for any and all fees to monument boundaries of purchased tracts if they choose to do so. No additional staking will be paid for by the sellers. Contact listing agent for more details.

Tract 1: 34.5 Acres M/L
Tract 2: 44.49 Acres M/L
Tract 3: 72.14 Acres M/L
Tract 4: 14.78 Acres M/L

Buyers Premium: A two-and-a-half percent (2.5%) Buyer's Premium will be added to the final price and included in the total purchase price. 

Agency: Peoples Company and its representatives are agents of the Seller. Winning bidder(s) acknowledge they are representing themselves in completing the auction sales transaction.

Real Estate Taxes: The real estate taxes will be prorated between the Seller and Buyer(s) to the date of closing. 

Bidder Registration: All prospective bidders must register with Peoples Company and receive a bidder number in order to bid at the auction. Peoples Company and its representatives are agents of the Seller. Winning bidder(s) acknowledge they are representing themselves in completing the auction sales transaction.

Farm Program Information: Farm Program Information is provided by the Jackson County Farm Service Agency. The figures stated in the marketing material are the best estimates of the Seller and Peoples Company; however, Farm Program Information, base acres, total crop acres, conservation plan, etc. are subject to change when the farm is reconstituted by the Jackson County FSA and NRCS offices.

Earnest Money Payment: A 10% earnest money payment is required on the day of the auction. The earnest money payment may be paid in the form of cash or check. All funds will be held in Landmark Title Services Inc Trust Account.

Closing: Closing will occur on or before Wednesday, Decmeber 29th, 2021 at Landmark Title Services Inc. The balance of the purchase price will be payable at closing in the form of cash, guaranteed check, or wire transfer.

Possession: Possession of the land will be given at closing, subject to tenant's rights. 

Farm Lease: The farm is currently leased for the 2021 cropping season and will be open for the 2022 cropping season.

Rental House Lease: The upper level of the duplex has a lease of $545 per month that expires on Febuary 28, 2022. The lower level has a month-to-month lease of $400 per month. 

Contract & Title: Immediately upon conclusion of the auction, the high bidder will enter into a real estate sales contract and deposit with Landmark Title Company Services Inc the required earnest money payment. The Seller will provide a current title commitment at their expense. Sale is not contingent upon Buyer financing.

Billboards: Seller doesn't own the three billboards that are located on tracts three and four. There is access easements in place for all three billboards.  

Fences: Existing fences, if any, are in as-is condition and will not be updated or replaced by the Sellers. Not all tract and boundary lines are fenced and if needed, will be the responsibility of the Buyer at closing. Existing fence lines may not fall directly on the legal boundary.

Other: This sale is subject to all easements, covenants, leases, and restrictions of record. All property is sold on an “As is – Where is” basis with no warranties, expressed or implied, made by the Auctioneer, Peoples Company, or Seller. All bids will be on a per-acre basis. Peoples Company and its representatives are agents of the Seller. Winning bidder acknowledges that they are representing themselves in completing the auction sales transaction. Any announcements made auction day by the Auctioneer or Listing Agents will take precedence over all previous marketing material or oral statements. Bidding increments are at the sole discretion of the Auctioneer. No absentee or phone bids will be accepted at the auction without prior approval of the Auctioneer. All decisions of the Auctioneer are final.

Disclaimer: All field boundaries are presumed to be accurate according to the best available information and knowledge of the Seller and Peoples Company. Overall tract acres, tillable acres, etc. may vary from figures stated within the marketing material. Buyer should perform his/her own investigation of the property prior to bidding at the auction. The brief legal descriptions in the marketing material should not be used in legal documents. Full legal descriptions will be taken from title commitment.


Tract 1 - 34.5 Acres M/L County Road FF, Hixton, WI 54635

Description

Tract 1 consists of 34.5 acres m/l with approximately 19.11 FSA Cropland acres in row crop production carrying a NCCPI rating of 57.8 with Elevasil sandy loam and Bilson sandy loam being the primary soil types.The remaining 15.39 acres m/l are a mixture of pasture and wooded acres. This tract would make a for a great building site or a great add-on to an existing farming operation or a smart investment for the Buyer looking to diversify their portfolio.

Survey: Preliminary survey work is being completed by Hurlburt & Remus Surveying, Inc on tracts 1-4 to establish acre amounts.  The acres of the tracts are subject to change and the purchase price will be based on the new and completed surveyed acres. All field boundaries in the marketing material are presumed to be accurate according to the available information and knowledge of the Seller and Peoples Company. Tract acres may vary slightly from the figures stated in the marketing material and will be subject to change. It will be the responsibility of each buyer to pay for any and all fees to monument boundaries of purchased tracts if they choose to do so. No additional staking will be paid for by the sellers. Contact listing agent for more details.

Buyers Premium: A two-and-a-half percent (2.5%) Buyer's Premium will be added to the final price and included in the total purchase price.

Details
  • Acres: 34.50 Acres M/L
  • Parcel Number: 024-0124.0025; 024-0124.0005;024-0127.0005
  • School District: Black River Falls
  • Net Taxes: $96.00


Tract 2 - 44.49 Acres M/L 3rd Street, Hixton, WI 54635

Description

Tract 2 consists of 44.49 acres m/l with approximately 24.08 FSA Cropland acres in row crop production carrying a NCCPI rating of 71 with Council and Seaton soils and Merit silt loam being the primary soil types.The remaining 20.41 acres m/l are a mixture of pasture and wooded acres. This tract would make a for a great building site or a great add-on to an existing farming operation or a smart investment for the Buyer looking to diversify their portfolio.

Survey: Preliminary survey work is being completed by Hurlburt & Remus Surveying, Inc on tracts 1-4 to establish acre amounts.  The acres of the tracts are subject to change and the purchase price will be based on the new and completed surveyed acres. All field boundaries in the marketing material are presumed to be accurate according to the available information and knowledge of the Seller and Peoples Company. Tract acres may vary slightly from the figures stated in the marketing material and will be subject to change. It will be the responsibility of each buyer to pay for any and all fees to monument boundaries of purchased tracts if they choose to do so. No additional staking will be paid for by the sellers. Contact listing agent for more details.

Buyers Premium: A two-and-a-half percent (2.5%) Buyer's Premium will be added to the final price and included in the total purchase price.

Details
  • Acres: 44.49 Acres M/L
  • Parcel Number: 024-0258.0000; 024-0258.0005;024-0258.0010; 024-0257.0005; 136-0009.0010; 136-0011.0000
  • School District: Black River Falls


Tract 3 - 72.14 Acres M/L, Hixton, WI 54635

Description

Tract 3 consists of 72.14 acres m/l with approximately 49.53 FSA Cropland acres in row crop production carrying a NCCPI rating of 70.1 with Council and Seaton silt loam being the primary soil types.The remaining 22 acres m/l is pasture for grazing cattle. This tract would be a great add-on to an existing farming operation or a smart investment for the Buyer looking to diversify their portfolio. 

Survey: Preliminary survey work is being completed by Hurlburt & Remus Surveying, Inc on tracts 1-4 to establish acre amounts.  The acres of the tracts are subject to change and the purchase price will be based on the new and completed surveyed acres. All field boundaries in the marketing material are presumed to be accurate according to the available information and knowledge of the Seller and Peoples Company. Tract acres may vary slightly from the figures stated in the marketing material and will be subject to change. It will be the responsibility of each buyer to pay for any and all fees to monument boundaries of purchased tracts if they choose to do so. No additional staking will be paid for by the sellers. Contact listing agent for more details.

Buyers Premium: A two-and-a-half percent (2.5%) Buyer's Premium will be added to the final price and included in the total purchase price.

Details
  • Acres: 72.14 Acres M/L
  • Parcel Number: 024-0257.0000; 024-0246.0000; 024-0245.0005; 136-0320.0000
  • School District: Black River Falls
  • Net Taxes: $233.00


Description

Tract 4 consists of 14.78 acres m/l with approximately 2.01 FSA Cropland acres in row crop production carrying a NCCPI rating of 55.5 with Sechler loam and Merit loam being the primary soil types. There are two beautiful homes with the tract.  The first home is the primary home with over 2,150 sq ft finished. This home is a Rasised Ranch with three-bedrooms and two full baths. The second home is a duplex that is used as a rental home. This duplex features 1,043 sq ft on the upper lever with two-bedrooms and one and half baths. The lower lever is 900 sq ft with two-bedrooms and one full bath. The upper-level rents out for $545 on a month with a lease that expires on February 28, 2022. The lower-level rents for $400 on a month-to-month lease. This tract makes for the perfect hobby farm with the bonus of additional income from the rental duplex.

208 E Main Street

  • Style: Raised Ranch
  • Water: City
  • Sewer: City
  • Bedrooms: 3
  • Full Bathrooms: 2
  • Half Bathrooms: 0
  • Garages: None Present
  • Stories: 2
  • Basement: Finished
  • Year Built: 1991
  • Heating: Electric Forced Air
  • Living Area Square Feet: 2,150 SF
  • Basement Square Feet:  1,075 SF
  • Roof: Metal
  • Exterior: Brick/Vinyl
  • Foundation: Poured
  • Driveway: Paved/Gravel
  • Appliances Included: Microwave, Dishwasher, Refridgerator, Stove, Washer, Dryer

210 E Main Street

  • Style: Ranch/Duplex
  • Water: City
  • Sewer: City
  • Bedrooms: 4
  • Full Bathrooms: 2
  • Half Bathrooms: 1
  • Garages: 2 Car Garage
  • Basement: Finished
  • Year Built: 1971
  • Heating: Electric Forced Air
  • Living Area Square Feet: 1,943 SF
  • Basement Square Feet: 900 SF
  • Roof: Asphalt Shingle
  • Exterior: Vinyl
  • Foundation: Poured
  • Driveway: Concrete
  • Appliances Included: Stove, Refridgerator, Washer, Dryer

Outbuildings:

  • Cattle Shed: 50x40 
    • 24' fence line feeder with large cemented yard.
  • Machine Shed: 64x48
    • 2 - 12' double sliding door on each end of the shed with 14' high clearance. Additional 14' lean-to built onto the east side of machine shed.
  • Barn: 40x56
    • Additional 14' lean-to on west side of barn. Large oversized cemented yard. The Barn recently had a new metal roof and side walls installed. 

Survey: Preliminary survey work is being completed by Hurlburt & Remus Surveying, Inc on tracts 1-4 to establish acre amounts.  The acres of the tracts are subject to change and the purchase price will be based on the new and completed surveyed acres. All field boundaries in the marketing material are presumed to be accurate according to the available information and knowledge of the Seller and Peoples Company. Tract acres may vary slightly from the figures stated in the marketing material and will be subject to change. It will be the responsibility of each buyer to pay for any and all fees to monument boundaries of purchased tracts if they choose to do so. No additional staking will be paid for by the sellers. Contact listing agent for more details.

Buyers Premium: A two-and-a-half percent (2.5%) Buyer's Premium will be added to the final price and included in the total purchase price.

Details
  • Acres: 14.78 Acres M/L
  • Parcel Number: 136-0009.0000; 136-0045.0000
  • School District: Black River Falls


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