26.54 ± Acres $1,390,000. Buzz Tatom Partner/Ranch Sales Montana Farm & Ranch Land Brokers Since 2005

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1 7 R GUEST RANCH ± Acres $1,390,000 Wolf Creek Montana Buzz Tatom Partner/Ranch Sales buzz@venturewestranches.com Montana Farm & Ranch Land Brokers Since 2005

2 Property Description Located in one of the most beautiful areas of Montana, the 7R Guest Ranch is a clean, well maintained property that is set up as a Motel/Bar/Restaurant/RV Park just minutes from the community of Wolf Creek. Situated along a quiet road with Little Wolf Creek running through it, the grounds around the buildings are landscaped with lush green grass and beautiful flowers to give guests a relaxing feel for the perfect weekend getaway. It has a steady clientele and lots of opportunities for growth, fantastic location for family events/weddings. Minutes to the Missouri River and world class fly fishing and additional recreation. Location/Area History The 7 R Guest Ranch is located just under five miles west of the community of Wolf Creek. Helena is an easy 35 mile drive south on Interstate 15 from the ranch. Wolf Creek: Wolf Creek is an important recreation center for water lovers. It was named for the large creek that flows by it and is derived from the Indian phrase, "Creek-where-the-wolf-jumped-too" or "Creek-that-the-wolf-jumped-in." Located near the Missouri River, as well as Hauser Lake, camping and water recreation is a mainstay. The "Gates of the Mountains" located on the Missouri River are also located nearby. Helena: One and a half centuries ago, Helena became the "Queen City of the Rockies" with the boom brought on by the 1864 gold strike. Helena grew along Last Chance Gulch and in 1875 became the Montana territorial capital. Today the state capital s grand architecture, numerous museums and historic sites offer a real glimpse into the rich and deep history of the city. Helena also boasts a vibrant cultural center with a busy event calendar, eclectic shopping, art galleries, terrific local bands, great restaurants, local microbreweries, and an epic trail system (Info obtained from

3 Airports The 7 R Guest Ranch is situated within 35 miles of the Helena Regional Airport. The airport is located within Helena city limits, and is accessible via interstate Hwy 15 (Washington Street exit), on Skyway Drive. Helena Regional Airport (HLN) serves the areas between Great Falls, East Helena & Butte and is gateway to Montana s Gold West Country - the southwestern part of the state situated between Glacier & Yellowstone National Parks. With over 190K passengers annually, Helena Regional Airport is served by some domestic airlines offering non-stop flights to U.S. hubs, with convenient connections. The passenger terminal at Helena Regional Airport - open 4am-12:30am or 30 mins after last flight arrival - has outside two pickup & drop-off areas. Aside from the baggage claim area, the rental car desks and the ticketing counters, there is Captain Jack's Restaurant, a snack bar, gift shop, free high-speed internet access, a Business Center (with both wireless & hard-wire internet), free luggage carts, an ATM machine, a TV room and heated sidewalks to keep your shoes dry. Current airlines serving Helena Regional Airport: - Alaska AL, tel to Seattle - Delta DL, tel to Salt Lake City and Minnesota - United UA, tel to Denver.

4 Recreational/Hunting Opportunities In addition to the activities directly on the property, the 7 R Guest Ranch is located within easy distance of a multitude of area recreational opportunities including a new ATV park that is just across the way. Located in the Rocky Mountains and just minutes to the clear waters of the Missouri River, visitors to Wolf Creek/Helena area can enjoy a wide array of recreational activities including mountain climbing, skiing, boating, and hunting. Local activities will keep you busy as well with theater and symphony performances, the jazz festival, concerts, rodeos, running races such as the renowned Governor s Cup, and participation in the largest sled dog race in the lower 48 states. Of course don t forget movie theaters, sporting activities, and night clubs. Everyone from fly-fishing purists to downrigger enthusiasts can enjoy excellent fishing in area lakes and streams. Visit one of four pristine lakes Hauser, Helena, Holter, and Canyon Ferry. You don t have to look far to enjoy winter recreation in the Helena area. The hills around town are perfect for sledding and acres of frozen lakes offer an ideal surface for ice boating or skating. If ice fishing is your sport, angle for perch, rainbow trout, or kokanee salmon. Enjoy skiing or snowboarding just 23 miles from Helena at historic Marysville. The Great Divide Snowsports Area offers by far the largest acreage and most varied terrain of any community snowsports area in Montana. The ranch is located in Montana s hunting region 3, District 423. For more information on Montana s hunting regulations see: The ranch is frequented by a variety of wildlife.

5 General Description/Topography The elevation of the 7 R Guest Ranch is approximately 4000 ft. The ranch is approximately a quarter mile east to west by approximately a quarter mile north to south. Wolf Creek crosses the northern portion of the property. Access is via Little Wolf Creek Road off of the Highway 434 exit off of I 15. Wolf Creek gets about 16 inches of rain per year (US average is 39). Annual snowfall average for the area is 56 inches (US average city gets 26). The average number of days with any measurable precipitation is 45. On average, there are 186 sunny days per year. The July average high is around 80 degrees. The January average low is 15. Acreage The 7 R Guest Ranch is comprised of approximately deeded acres. The grounds utilized by the guest ranch encompass approximately 10 acres, the balance of the acreage is combination of treed hills and some level parking areas.

6 Structures The 7 R Guest Ranch is a Motel/Bar/Restaurant/RV Park/Event Center that has 12 rooms, a modular home for rental, 15 Full RV Spots and 20 Dry RV Spots. The hotel/motel was built in 1960 (Remodeled 1995). It has 12 rooms and is 2520 sq. ft. The tavern/bar is 2,964 sq. ft Modular Home is 980 sq. ft. (Info obtained from the Montana Cadastral Program) Business Operations The 7 R Guest Ranch is open from mid May through to mid October. Events are sometimes held outside of those dates but not very often. The restaurant and bar are only open 3-4 nights a year during those months and usually closes by 8PM. Rooms and RV Spots are rented out and special events such as weddings and family reunions can also be booked. Lawn has a couple horseshoe pits, picnic tables, and a gazebo. The business comes with a full liquor license and gaming license.

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9 Water Rights Stock Water Rights include: 41QJ Priority Date 1905 Fishery Water Rights Include: 41QJ Priorty Date 1985 Additional water rights include: GWIC Id: gpm 80 ft. total depth. A water right is the right to use water, both surface and subsurface. In Montana, water rights are the rights to the use of water and not ownership of the water itself. Water rights may not automatically transfer with land. All water in Montana is property of the State of Montana for the use of the people of Montana. For additional information, please see: environmental/2008waterrights.pdf Mineral Rights All mineral rights appurtenant to the property and owned by the Seller will convey to the Buyer at closing. Mineral rights are not guaranteed. It is suggested that the Buyer conduct a mineral search with a title company.

10 Taxes 2016 $3,006 Price $1,390,000 Broker Summary The 7R Guest Ranch is located just north of Wolf Creek and is in the famed Missouri River trout fishing mecca. This is a unique opportunity for someone to have real significant upside in growing a business that has a solid local following. The present owners are only open 5 months out of the year and during those months only open the restaurant and bar 3-4 nights a week. There are numerous untapped markets that have not been marketed to in many years. There is a new ATV Park with 37 miles of trails opening right next to the property bringing crowds that will need to have a place to stay and to be fed and have a place to have a drink. If you are willing to work hard, there is tremendous upside. Quick Facts Motel/Bar/Restaurant/RV Park Tremendous Growth Opportunity Limited Marketing done in the past leaves a plethora of untapped marketing potential ATV Park Opening Next to Property Full Liquor and Gaming License Beautiful Wolf Creek passes through Property Well Maintained Notice All information contained herein is gathered from a variety of sources deemed reliable; however, it is not guaranteed or verified by the seller; VWR, or any of its associates. We urge independent verification of each and every item submitted to the satisfaction of any prospective purchase. VENTURE WEST RANCHES 40 Spanish Peak Drive #102 Bozeman, Mt Phone: Fax: Buzz Tatom Partner/Ranch Sales buzz@venturewestranches.com

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