Land Sales Specialists UP NORTH OUTDOORS

Land Sales Specialists
18156 Hwy 59
Mound City, MO 64470
660-442-3177
660-442-3274 (fax)
1711 Oregon St
Hiawatha, KS 66434
785-742-4580
785-742-4538 (fax)
www.barnesrealty.com
UP NORTH OUTDOORS
206 AND 214 ADA STREET, FORTESCUE, MO
AND LOTS 28-31
(Value $15,000)
(Value $40,000)
Attention Entrepreneurs! Here is a golden business opportunity for anyone thinking of getting
into the guide business! With a Lodge to sleep several, and a Nice Block Meeting room, Decoy
Shed, and a Central Location to the Squaw Creek National Wildlife Refuge, This package
includes all you need to Dive right in! You can get started cheap and all inclusive with Pre
Negotiated annual Leases across approximately 5500 acres surrounding the refuge area, Deadly
Decoys, a Rigging shed and more. See complete list of Personal property included with this
business. Package deal includes a signed non-compete from the seller.
Price: $60,000.00 2 houses and lots 28-31
Price: $90,000.00 2 houses and Up North Guide Service
Two houses, lots 28-31, 2000 new Deadly® Decoys, 22 decoy carry bags, 16 blinds, and the ability to hunt all
the current owner’s year leases in the fall for a few years.
Real Estate Taxes: $809.83 for 2012
206 Ada Street
Year Built: 1964
Bedrooms/Baths: Possible 2 BR/1 BA
Heating/Cooling: Baseboard Heat
Total includes both houses and additional lots.
214 Ada Street
Year Built: 1920
Bedrooms/Baths: 3 BR/1 BA
Heating/Cooling: Electric Baseboard Heat
Agent: Jamie Barnes
660-851-1125 or email: Jamie@barnesrealty.com
206 ADA Street
214 ADA STREET
Guide Service for Sale: This includes 2 houses, 2000 new Deadly® Decoys, 22 decoy carry bags, 16 blinds, and long term
leases. It is possible to only purchase the homes without the decoys, bags, blinds, and leases if the buyer was interested
only in the houses. Long term leases: the current owner is willing to let the new owner take over some of the ground he
has spent the last decade acquiring and hunting depending on the price offered by the buyer. This property is only a few
miles from Squaw Creek National Wildlife Refuge which is nationally known for its spring snow goose hunting.
Thousands of potential customers come to this area to go on guided hunts each spring. The peak bird counts on the
refuge have exceeded a million snow geese on numerous recent years with on average 25-30 days of consistent hunting
most spring seasons. Current owner is Tracy & Denise Northup/ Up North Outdoors, Inc. (www.huntupnorth.com).
They have outgrown this location and are looking to expand to a larger one. They will remain guiding in this area so they
are not selling the client list but are very willing to help the new owner get started. For someone wanting to expand to
more than just a snow goose venture the fall hunting in this area is very good. Fall mallard hunting can be exceptional.
The counts on the refuge peak at over 100,000 mallards most years in November. Large deer also roam the hills in NW
Missouri and guys are willing to pay good prices to hunt them. It is hard to find an area with this much potential.
Someone that is passionate can step right into the ground work laid out by the current owner and have a nice profitable
guide business.
Items included in the sale: Houses: They are older homes and priced accordingly. They make a nice hunting camp and
they are set-up for that purpose. If buyer wanted they could use the two houses to lodge their hunters offering an allinclusive hunt, lodging, and meals package. This is rare in this area and it would make a great selling point over
competitors. Plus it would bring in extra income. Both houses are set up on one rural water meter. There is an
agreement in place that upon the sale by the current owner that one house will have to be discontented from the
meter. It’s possible that because the current owner was able to get an exception that the new owner running the same
type of operation might be able to get an exception too. The new owner would have to make their case to the rural
water board but seller is willing to tell them how they got the exception.
•
First House: This is a one and a half story house with aluminum siding. It has 3 bedrooms. The upstairs half
story can sleep up to 5-6 people. If the buyer wanted to go the all-inclusive route he could use the half story as his space
and the hunters could have the rest of the house. The front bedroom has three bunk beds and can sleep 6 but is very
tight set up like this. The third bedroom currently has one bed in it but a bunk bed would allow 2 in this room. Bathroom
has been remodeled with a new tub/shower in 2011. Hot water heater, washer & dryer are new in 2012. The house is on
rural water. The waterlines are set up so that both houses water lines can be blown out with an air compressor from the
crawl space under this house. The compressor for this is attached to the small storage shed behind this house. It has a
nice sized kitchen and living room. All of the appliances; electric stove, washer/dryer, refrigerator, and chest freezer are
included as well as all of the beds/mattresses/bedding. Heat is electric baseboard. There is a small mud room off the
kitchen near the back door. There is a small deck on the front and a larger one on the back of the house. It also has a
small storage shed detached from the house.
•
Second House: The second house is cement block construction. It is currently used as a meeting area for hunters
in the morning before they head to the field. One main wall has been removed to open the house up but could easily be
replaced to make a 2 bedroom house again. Before removal of the wall owner had two bunk beds in each room to sleep
8. This house is also set up on rural water. The hot water heater and electrical were updated in 2006. With the wall
removed the owner uses it as a meeting area for his hunters with a small pro-shop where they sell clothing and related
hunting items to the hunters. This brings in several thousand dollars of extra income. There is a lockable storage room.
The bathroom is also lockable. We normally rent port-a-potties from our neighbor for the hunters to use. The kitchen
cabinets are still in place. Heat is baseboard heating.
•
There is a 12 X 30’ storage shed on this property. This was added by the current owner. It is insulated and
heated with baseboard heat. It works awesome as a storage/mud room/repair shop for a guide service. It has its own
service 100 amp service panel. Each end of the shed has an upper loft that allows lots of out of the way storage. There
are also a generous number of outlets to allow for charging batteries, running boot dryer, and fan to dry wet clothes.
Shed was new in Feb 2006.
Decoys: •
Seller also owns Deadly® Decoys (www.DeadlyDecoys.com ). He will include 167 dozen (2004 decoys)
new Deadly snow goose decoys in this deal. The mix will be 50 dozen headed and 117 dozen headless decoys. He will
also include 22 decoys bags. If you wanted to swap the snow decoys for other Deadly® Decoys products of similar value,
that will be acceptable.
Laydown Blinds: •
Seller will include 16 used Hitman Laydown blinds in good condition to the new owner.
Leases:
• Seller has a lot of ground leased in this area and is willing to allow the new owner the option to take
over a few fields to help them get started in that area. New owner will have to make the lease payments. The current
owner might also be willing to let the new owner hunt leases in the fall as part of this deal for a period of time. He has
thousands of acres leased year round but hunts them mostly during the spring snow goose season. He has some killer
dry land fall duck and goose fields. The fields he has are all proven. The willingness of the current owner to allow the
leases to be taken over/ hunted is going to depend on the price offered.