CAMP COOLEY OVERVIEW and IMPROVEMENTS ANALYSIS Overview- The ranch is a large 9500 acre working ranch property located in northeast Robertson County. The property “Camp Cooley Ranch” is one of the largest privately owned ranch holdings in the Brazos Valley area. The ranch is well known, in the area, for its modern ranching techniques which combine a purebred cattle operation, commercial cattle, advanced genetics, and hay production. The property has above average maintenance, appeal and overall management. The following outline presented the general land features of the ranch. Land Size: 9500 Acres (subject to new survey); out of 10,744 acres. Acreage is based on 1989 survey by Kling Engineering, less 5.0 acres sold in 1997 Being 9500 acres out of 10,744 acres of land, more or less, lying and being situated in the M.C. Marquez Survey, A-25, Ben C. Love Survey, A-427, John Reid Survey, A-318, Robert McQuistion Survey, A-263, Thomas Carr Survey, A-428, J.C. Evans Survey, A-263, and C.F. Anderson Survey, A-58, in Robertson County, Texas. The ranch is located in east central Texas, in the NE portion of Robertson County, approximately 13 miles NE of Franklin. The property has frontage on FM 2096 and County Roads 476, 472, and 475. The approximate amount of frontage along these roadways has been estimated in the following table. FM 2096 - 2,500 frontage feet CR 476 - 5,000 frontage feet CR 472 - 60,000 frontage feet CR 475 - 13,000 frontage feet Road Types: FM 2096 is a two-lane asphalt road with no shoulders and open drainage. The county roads are two-lane, white rock and iron ore roads with no shoulders and open drainage. Including private ranch roads, there is approximately 60 miles of iron ore and white rock roadways on the subject providing excellent access to the entire ranch. Average Rainfall Average Temp Year Round Average First Frost Date Average Last Frost Date Average Growing Days/YR 38 inches per year 68 degrees F First Week December Last Week March 265 Days
Adjacent Land Use:
The ranch is surrounded by other properties, all of which have similar topography and vegetation. These properties vary in size, with the larger properties being ranches or unimproved land and the smaller properties being primarily used as homesteads. Most of the adjacent tracts are being used for hay production or for grazing of livestock.
Flood maps issued by the Federal Emergency Management Agency indicate approximately 10-15% of the subject lies within the 100-year flood plain. Most of this area is located along the Navasota River which makes up the subject’s eastern boundary. The flooding on the ranch is considered to be minimal due to the development of Lake Limestone which is located approximately 15 miles to the north. The dam is located on Lake Limestone actually controls the water flow into the Navasota River, as well as regulating the flood stages for properties below the dam. The Lake Limestone Dam Authority gives the subject property notice before flooding. This helps in the removal of livestock, as well as the control and management of the pasture lands located in the flood plain. The remainder of the property is located in Zone C, an area of minimal flooding which lies outside the flood plain. Water is provided to Camp Cooley Ranch by a total of 14 water wells which are scattered throughout the ranch area. This accommodates the miles of underground water pipe to each of the various ranch houses and a concrete and galvanized steel water trough located in each of the pastures. In addition to the water wells, there are also five Artesian water wells and several natural springs located on the ranch. These are used to maintain the water level in each of the lakes and stock ponds located throughout the ranch. The subject property also has water available from the Navasota River located along its eastern boundary. Sanitary sewer is provided by underground septic systems. Electricity and DSL Internet and telephone service are also available to the ranch.
Utilities and Services:
The ranch is located in Robertson County which does not subscribe to zoning ordinances. The subject is traversed by several pipeline and right-of-way easements. These easements are not considered to cause a hindrance to the subject’s current cattle ranch operation and are typical for this type and size property. Camp Cooley Ranch is a 9,500 acre ranch located in the northeast quadrant of Robertson County, Texas. It is irregular in shape and has vegetation and topography superior to most ranches in the area. It has a good mix of wooded area and improved pasture land to allow for cattle grazing or hay fields. Water is provided to the ranch by use of a well system, lakes and stock ponds. The ranch has good visibility and access from FM 2096 and 60 miles of iron ore roads on the property. County Road 472 bisects the ranch. (Shown as CR 372 on some maps) It provides excellent access to all areas of the ranch. Considering the road frontage, improvements and improved pastureland, the site is considered to be superior to most tracts located in the immediate area and within Robertson County.
Based on a physical inspection of Camp Cooley Ranch, it is considered to have a similar topography as the surrounding land tracts and ranches located in Robertson County. This topography can best be described as being rolling hills, scattered creeks and some bottomland on the east side of the ranch, where it fronts along the Navasota River which is located in the 100-year flood plain and is low-lying area. Overall, the drainage for the subject site is adequate due to the rolling hills and creeks and gullies located throughout the entire ranch. The subject ranch is also improved with four large lakes of approximately 60, 30, 25, and 10 acres in size. There are approximately eight other small lakes, ponds, and stock tanks scattered throughout the ranch. According to the topography maps issued by the United States Department of the Interior, elevations on the subject property appear to be in a range of about 300 to 573 feet above sea level. The property is made up of a mixture of approximately 84% improved pasture land with the other 16% being wooded or native pasture. According to the Robertson County Soil Survey published by the U.S. Department of Agriculture, the subject site lies in the following primary soil series: Padina Loamy Fine Sand-17, Dutek Loamy Fine Sand – 54, Silsted Loamy Fine Sand -66, Gladewater Clay Frequently Flooded – 96, Hearne Gravelly Fine Sandy Loam – 140, Hearne Fine Sandy, Loam – 141, Flo Loamy Fine Sand - 174
Primary Soil Types
Minor soils found within Camp Cooley Ranch consist of the Thenas, Gasil, Luka, and Raider Fine Sandy Loam, Marquez Very Fine Sandy Loam, Hearne Stoney Soils, Arenosa Fine Sand, Cadelake, Robco and Eustis Loamy Fine Sand, Silawa Fine Sandy Loam, and Lufkin Soils Depressed. The soil type of the land in Robertson County is suitable for the production of hay. Hay is made largely from Coastal and Bermuda grasses. Yields will range from ½ ton to 6 tons or more per acre depending on the soil type, the grass used, the amount of fertilizer applied and other management. At the current time, the subject ranch has approximately 84% improved pasture lands consisting mainly of Tifton and other varieties of Coastal. Approximately 1,120 acres of the improved pasture is irrigated. This is considered to be extremely beneficial for the potential of ranching, as well as the production of hay located on the ranch.
Improvement Analysis- Camp Cooley Ranch is currently improved with fifteen residences and bunkhouses, an office, and six mobile homes along with barns, sheds and other related improvements.
Camp Cooley Ranch was purchased on September 27, 1991 from Mr. F.W. Bert Wheeler. Mr. Wheeler has assembled the property between the periods of 1955 through 1962 and had constructed the majority of the improvements currently located on Camp Cooley Ranch. At the time of purchase in 1991, Mr. Klaus Birkel began renovation and upgrading of the improvements located on the ranch. Over 12 million dollars has been spent on renovating the ranch. This includes employee houses, as well as various sheds and storage barns located on the ranch, improving the pasture lands and providing cross fencing. In 1993, over 54,000 lineal feet of barbed wire fencing was constructed on the ranch. During the last five years Mr. Birkel has spent over $350,000 in upgrades to the sales facility, road improvement, land clearing, and grain handling facilities. This has been used to benefit and enhance the operations of Camp Cooley. There are approximately 8,000 acres of improved pastures located on the ranch which are considered to be beneficial to the quality and control of the ranching operation. Each of the pastures has accommodations for water, either provided by the distribution wells, stock tanks, or lakes. This type of improvement has allowed an increase in the production or ranching
capabilities of the Camp Cooley Ranch.
Item Size Description Wood frame, brick, composition roof, slab foundation, 3 bedrooms, 2 baths Wood frame, brick, composition roof, slab foundation, 2 bedrooms, 2 baths Wood frame, brick, composition roof, slab foundation, 3 bedrooms, 1.75 baths, 520 SF garage Wood frame, brick, composition roof, slab foundation, 3 bedrooms, 2 baths Wood frame, brick, composition roof, slab foundation, 3 bedrooms, 2baths Wood frame, brick, composition roof, slab foundation, 2 bedrooms, 1 bath
1) Residence 2,010 SF (North of Sale Barn) 2) Residence 1,622 SF (NE of Sale Barn) 3) Residence 1,855 SF (East of Sale Barn) 4) Residence 2,225 SF (East of Sale Barn) 5) Residence 2,353 SF (North end of Ranch) 6) Residence 1,247 SF (Fronts CR 472 @ HQ)
Description Wood frame, brick, composition roof, slab foundation, 2 bedrooms, 1 bath Wood frame, brick, composition roof, slab foundation, 2 bedrooms, 1 bath Wood frame, brick, composition roof, slab foundation, 2 bedrooms, 1 bath Wood frame, slab foundation, metal roof and sides, 2 bedrooms, 1 bath Wood frame, slab foundation, metal roof and sides, 2 bedrooms, 1 bath Wood frame, block foundation, metal roof, wood siding Wood frame, slab foundation, composition roof, wood siding Wood frame, brick and stone exterior, composition roof, slab foundation 15.5' * 66' Fleetwood 13.8' * 76' Brand Unknown 26.5' * 56' Brand Unknown 26.5' * 52' Brand Unknown
7) Residence 1,201 SF (East of Horse Barn #3) 8) Residence 809 SF (East of Horse Barn #4) 9) Residence (NE of Sale Barn) 10) Bunk House (Behind #5) 11) Bunk House (Behind #7) 12) Lake Cabin 816 SF
580 SF 672 SF 288 SF
13) Bunk House 1,920 SF (Former Chow Hall) 14) Main Office 16) Mobile Home 17) Mobile Home 18)Double Wide Mobile Home 19) Double Wide Mobile Home 7,000 SF 1,023 SF 1,049 SF 1,484 SF 1,378 SF
Barns, Sheds, and Other Buildings
Item 1) Sales Facility Size 5,760 SF Description Steel frame, metal roof and sides, slab foundation Steel frame, metal roof and sides, slab foundation, central a/c, finished out Pole and wood frame, metal roof, dirt floor, open sides Steel frame, metal roof, dirt floor, open sides Steel frame, metal roof and sides, slab foundation, enclosed Pole and wood frame, metal roof and sides, dirt floor, open 3 sides Steel frame, metal roof, open sides, slab foundation with drain, office area, hydraulic chute, portable office adjacent Pole and wood frame, metal roof, partial slab foundation, 26 stalls, tack rooms Pipe and steel frame, metal roof, slab foundation, open sides, squeeze chute Pole and wood frame, metal roof and sides, dirt floor, open 1 side Pole and wood frame, metal roof and sides, dirt floor, open 1 side Steel frame, metal roof and sides, slab foundation with drain, hydraulic chute, 1,232 SF- enclosed office Steel frame, metal roof and sides, slab foundation with oil change pit, open 2 sides Pipe and wood frame, metal roof and sides, slab foundation, small office
2) Sales Facility (Meeting Room) 3) Holding Pens (For Sale Facility) 4) 2 Holding Pens (For Sale Facility) 5) Commodity Storage Building 6) Hay Shed
7) Cattle Flushing Facility
8) Horse Stable
9) Cattle Working Shed
10) Cattle Feeding Barn 11) Cattle Barn 12) Ultimate Genetics
5,600 SF 3,300 SF
13) Maintenance Shop 14) Maintenance Repair Building
Item 15) Storage Building 16) Storage Building
Size 800 SF 4,672 SF
Description Pole and wood frame, metal roof and sides, slab foundation, enclosed Pole and wood frame, metal roof and sides, slab foundation, enclosed Pole and wood frame, metal roof and sides, slab foundation, open 1 side Pole and wood frame, metal roof and sides, slab foundation, open 1 side Pole and wood frame, metal roof and sides, asphalt floor, open 2 sides Pole and wood frame, metal roof and sides, open 3 sides, dirt floor Wood frame, metal roof and sides, concrete floor, open 1 side Pole and wood frame, metal roof and sides, concrete floor, open 1 side Pipe and wood frame, metal roof and sides, concrete slab foundation, open 2 sides Wood frame, metal roof and sides, asphalt floor, enclosed Pole and wood frame, metal roof and sides, dirt floor, enclosed Wood frame, metal roof and sides, dirt floor, enclosed Steel frame, metal roof and sides, gravel floor, open 1 side Pole and wood frame, metal roof, gravel, floor, open sides Wood frame, metal roof and sides, wood floor, enclosed Pole and wood frame, metal roof and sides, dirt floor, open 1 side Pipe & steel frame, metal roof,
17) Equipment Shed
18) Equipment Shed
19) Equipment Shed 20) Storage Shed 21) Storage Shed 22) Storage Shed 23) Chemical Storage Shed 24) Storage Building 25) Equipment Shed 26) Equipment Shed 27) New Hay Barn 28) Hay Barn 29) Feed Barn @ Office 30) Lumber Yard
5,700 SF 1,800 SF 308 SF 480 SF 420 SF
1,944 SF 2,240 SF 876 SF 29,400 SF 8,460 SF 1,563 SF 4,500 SF
31) Office Parking
OTHER SHEDS AND BARNS Item
Cattle Sheds (18)
240 - 1,920 SF
Pole and wood frame, metal roof and sides, dirt floor, open 1 side Mostly wood frame with metal roof and sides, wood or concrete floors Pipe and wood frame, or pole and wood frame, gravel or concrete floor, open sides
Storage Sheds (9)
Other improvements to the site include: Gravel Roads: Extensive gravel roads leading throughout property, cattle guards separate the pastures There is a 10' x 70' truck scale behind the office. Several large sets of pipe pens and chutes at different locations Good quality barbed wire perimeter and cross fencing, 14 water wells and several Artesian wells Approximately 1,120 acres of the ranch has irrigation capabilities with a center pivot system and several reel systems
Fences: Water Wells: Irrigation: