AUCTION: September 10th 3PM

Located just minutes from Sallisaw and a short drive from Fort Smith this 425 acre ranch provides an opportunity to live in a peaceful setting with possibilities of owning livestock, hunting, fishing or just enjoying the outdoors.

Directions:  Exit I40 at Sallisaw to US 64 E 7 MI to Bawcom Rd(4700 Rd), N 1.1mi to property on East side of road 

Auction Overview

AUCTION DATE & TIME:

Sunday, September 10th

3:00PM   Opening Announcements

3:15PM   Real Estate

3:30PM   Livestock

4:00PM   Equipment

 

AUCTION LOCATION:

110405 S 4700 Rd
Muldrow, OK  74948
(Onsite – Parcel 1)

OPEN HOUSE / INSPECTIONS:

Sunday(s) 2pm-4pm August 20th, 27th and September 3rd and two hours prior to sale

BUYER-BROKER:

3% compensation offered

Black Jack Ranch is 425 ac which will sell in 8 parcels ranging from 4+/-ac to 88+/-ac. The ranch consist of two homes, multiple barns, ponds, woods, meadows and has been well cared for.  The homes are  located 3/10 of a mile off the road by way of an asphalt drive.

LICENSE INFO:  OK RE Lic# 159708 Ronn Cunningham | Cunningham Johnson Auctions LLC

Parcel 1: 2.93+/-ac the stately main home is located 3/10 of a mile off the road by way of an asphalt drive.  The exterior of the home is siding and rock.  The home is 4 BR, 4BA home with a 3 car garage.  Front entry to the home is via steps leading to a tile landing covered porch. Main Floor The double front doors open to the great room with abundant natural light, vaulted 23’ ceiling, hand scraped wood floors, ceiling fan, multiple windows with remote control shades for privacy and controlled light and a floor to ceiling Hackett stone wood burning see through fireplace.  Kitchen is adjacent to the great room with breakfast nook and dining room.  Kitchen has 19” tile floor, double sink, double oven, microwave, gas range, beam ceiling, corian countertops with tile backsplash and pantry.  French doors are located in the breakfast nook allowing access to the deck located at the back of the home. Dining room is accessed from Kitchen or Great room, large windows provide a view of the back of the property and pond. Two bedrooms are located on the main floor each with access to a bathroom. Bedrooms have wood floors, ceiling fans, large walk-in closets and one bedroom has access to the back deck through French doors.  Laundry room is adjacent to garage includes a sink, storage cabinets and tile floor. Walkout Basement: A wood stairway located in the great room leads to the downstairs living area. Family room/bonus room includes a kitchenette with a gas oven/range, dishwasher, sink, solid surface and butcher block countertops and tile backsplash. Large windows and French doors leading to covered patio allow for scenic views of the pond and backyard. This room is wired for surround sound and theatre entertaining. A third bedroom/study is located on this floor with French Doors opening to the covered deck.  Bathroom includes a sauna, has a tile walk-in shower with body jets and handheld shower nozzle, travertine tile floor and custom vanity.  Additional room downstairs is storage room with an overhead garage door with enough room to park a vehicle. Upstairs Master Suite is an oasis located on the third floor, it includes a sitting area with French Doors opening to deck.  Room is carpeted and has a large walk-in closet and laundry chute, Master bath has a jetted tub, walk-in tile shower with hand held shower nozzle, tile floor, double vanity, skylight and corner windows overlooking the grounds.
Deck is located at the back of the home on each floor, the lower deck is concrete with the other levels made of composite material for low maintenance.
Amenities:
9’ ceilings throughout home with main living area 23’ ceilings
50 yr. roof
Monitored alarm system
Anderson Windows
Three Consecutive Electric hot water heaters
5 HVAC Systems
2 Package units(Gas & Electric)
3 Geothermal systems
Raised gardens set up for Organic gardening
Orchard with Apple, Pear, Peach trees irrigated via well
Wired for Generator
Both houses obtain water from rural water source but also have the option to switch to well

Second Home:  2BR, 2BA, 2 car garage home is located next to the main home.  Exterior of home is siding with some rock.  Living Room has gas fireplace, ceiling fan, wood floors open to kitchen with solid surface countertops, double sink, electric range/oven, island with butcher block countertop and tile floor.  Dining area has hand scraped wood floors and French Doors.  Utility has ample storage, pantry and tile floor.  Master bedroom with wood floors, 2 closets, French doors leading to porch. Master bath is handicap accessible.  Two screened in porches with tile floors allow for enjoying the views from the front of the home or the back.  Cedar-lined closet located in garage.

Parcel 2 :49.13+/-ac property is accessed from the west off of Bawcom Rd (paved).  It features a mix of pasture with sporadic shade trees and pond on the west side with woods to the east and rolling terrain allowing scenic views of large stocked pond with dock.

Parcel 3: 91.52+/-ac parcel is accessed from west off Bawcom Rd (paved) with pond in hay meadow.  It is comprised of approximately 60% pasture/meadow and 40% wooded with two ponds.  Parcel is partially fenced and has several areas that are cross fenced.

Parcel 4: 20+/-ac with access from the west on Bawcom Rd (paved) this parcel is ideal for a home site on acreage.  This meadow has a few trees and pond with some timber for cover.  This 20+/- ac is set up perfectly for a country estate or hobby farm.

Parcel 5 :52.38+/-ac parcel is accessed from the south off D1110 Rd.  Mix of woods and pasture with pond on south side.  Land slopes from the north to the south allowing for panoramic views of the area. Wildlife including turkey and deer inhabit this area.

Parcel 6: 59.57+/-ac property features mostly wooded timber with clearings throughout making and ideal wildlife sanctuary. This property is accessed from the east off 4710 Rd (paved).  Parcel has perimeter fencing with a variety of rolling terrain with hill top.

Parcel 7: 80.27+/-ac parcel is accessed from east off 4710 Rd (paved).  This parcel features a hay meadow on the east side with perimeter fencing and areas of cross fencing.  Wooded to the northwest with clearings and pond for wildlife.

Parcel 8: 69.24+/-ac Property includes a 35′ X 35′ metal horse barn with a 10′ loafing shed, concrete alley,  four stalls, 2 12′ overhead doors, gas heater, 1 tack room and 1 utility room.  Also 40′ x 55′ covered hay barn/equipment shed and a 60′ x 40′ metal building with concrete floor, 2 overhead doors and 2 personnel doors and a 15′ x 40′ lean-to. In addition a chicken Pen with chicken houses.  Parcel has access from the west off Bawcom Rd (paved).  It features a mix of pasture and mature trees allowing shade with two ponds. Well with 1550 gal. supplemental tank services garden, horse corral, horse barn, chicken house, orchard, and equipment barn.

SCHOOLS: (Options)

  • Muldrow
  • Sallisaw Central
  • Gans

UTILITIES:

  • Water:     Sequoyah County Water Dept
  • Electric:   Cookson Electric
  • Sewer:      Septic
  • Gas:          Natural Gas provided by nearby gas well

All map & boundary illustrations are approximate – please refer to survey.
Property pictures & video represent identified parcel(s) however, pictures & video may show multiple parcels and/or property not included in the auction.

Property Video

Parcel 1
Main Home Exterior

Parcel 1
Second Home Exterior

Parcel 2

Parcel 4

Parcel 6

Parcel 1
Main Home Interior

Parcel 1 Second Home Interior

Parcel 3

Parcel 5

Parcel 7

Parcel 8

All map & boundary illustrations are approximate – refer to survey.

Zoom in on map to view parcel numbers.

LIVESTOCK DISCLOSURES:
• Buyers responsibility for load out and all livestock must be removed by 8pm day of sale.
• Livestock photos are representative of the herd.

Livestock Photos/Groupings

Group A (7 Pairs 3-5 year olds)

Group C (16 open yearling Heifers)

Group E (1 Brangus Bull)

Group B (4 Breds 2 & 3 year olds)

Group D (12 Yearling Steers)

Group F (1 Corriente Steer)

Group G (1 Registered Paint –  4 year old gelding); Call office for papers

PERSONAL PROPERTY DISCLOSURES:
• All personal property must be paid for in full and removed on sale day. Credit cards are not accepted.
• Buyers are advised to fully inspect all personal property prior to bidding. All personal property will be sold as is, where is with no warranties expressed or implied to information given. Buyers must do their due diligence.
• Removal of all personal property item(s) becomes buyer’s responsibility at time of sale.
• Lot 12, 13, 14, 32, and 33 are reserved for load out. Buyers can pick them up after 8:00pm sale day.
• Tax exempt buyers must show documented proof upon checkout.

Personal Property

DISCLOSURES:

• All parcels subject to any existing recorded easements.
• Buyer responsible for $900 per parcel survey fee.
• Minerals will be retained by seller
• Parcel 1 & 8 receive gas from nearby well. Sellers allowing buyer of parcel 1 & 8 to continue gas usage.
• 1 water well located on parcel 1 and 1 located on parcel 8. Wells will remain with parcel and all other parcels serviced by these wells must sever and obtain own water source. Condition of wells unknown.
• Locations of parcel signs, maps, and picture illustrations are for reference only.  Refer to survey for boundaries if available and/or legal descriptions. Fence lines may not follow property boundaries per survey.
• If property divides, all abstracts covering any individual parcel will be placed on deposit with said title company to be held for the use of any and all future buyers. Buyers are responsible for the cost of supplemental abstract(s).

PERSONAL PROPERTY DISCLOSURES:
• All personal property must be paid for in full and removed on sale day. Credit cards are not accepted.
• Buyers are advised to fully inspect all personal property prior to bidding. All personal property will be sold as is, where is with no warranties expressed or implied to information given. Buyers must do their due diligence.
• Removal of all personal property item(s) becomes buyer’s responsibility at time of sale.
• Lot 12, 13, 14, 32, and 33 are reserved for load out. Buyers can pick them up after 8:00pm sale day.
• Tax exempt buyers must show documented proof upon checkout.

LIVESTOCK DISCLOSURES:
• Buyers responsibility for load out and all livestock must be removed by 8pm day of sale.

Terms & Conditions:

• 3% Buyer’s Premium applies to this sale.  Buyers-premium is an additional fee (3% of high-bid amount) paid by the high-bidder.
• All properties are being sold ‘as is, where is’ and are not subject to financing, inspections or any other contingencies.
• CJ Auctions represents the seller only.
• The high bidder must make a 10% (Min $5,000) non-refundable deposit on sale day (cash, personal or cashier checks)
• Buyer will receive deed and title insurance.
• Buyer will pay for (but not limited to) the survey, closing fee, title policy. Taxes will be prorated through date of closing.
• Balance and closing costs are due 30 days from seller acceptance.
• Sale is subject to seller confirmation
• Contact CJ Auctions for title commitment and copy of easements
• All bidders must register with CJ Auctions prior to bidding (registration is held 1-hour prior to auction) and provide a driver’s license or government-issued identification.
• Absentee bidders must pre-register and qualify through CJ Auctions 48 hours prior to sale day.
• All persons inspecting the property, attending an open house or auction do so at their own risk and shall not hold CJ Auctions or their agents liable for damages to their person or property.
• ONLINE BIDDING: Individuals must wire 10% of opening bid amount (minimum $10,000) 48 hours prior to auction to be fully authorized to bid online. Contact CJ Auctions at 918 550 8118 for detailed wiring instructions. (Note: If property is selling by the acre then opening bid is multiplied by the total acreage) ms & Conditions:

 

Enter Terms & Conditions specific to property

 

LICENSE INFO:  OK RE Lic# 159708 Ronn Cunningham | Cunningham Johnson Auctions LLC

Method of Sale: Parcels 2-8 will be offered choice by the acre.  Parcel 1 sells individually by the dollar.

• Buyer’s choice may be offered when more than one property/parcel is being auctioned
• Successful high bidder wins the right to choose a property/parcel or properties/parcels from a grouping of similar or like-kind
properties
• After high bidder selection, the property(s) is deleted from the group and the bidding commences again
• Process continues until all properties/parcels are selected
• When selling by the acre the high bid is multiplied by the number of surveyed acreage