13856 W.U.S Highway 270 , Mcalester, OK 74501(Pittsburg County)

Here is a great chance of buying a fantastic designed Oklahoma Horse Ranch,Roping Facility with a dog kennel, located west of McAlester in the community of Arpelar. Contract fell through, now available again. This may be your chance.This Ranch belongs to the well known Oklahoma Steer Roper "Rocky Garnett". Rocky and Sharla his wife are involved with their grandkids, teaching them the skills of successful roping and may too become Champions in that Industry. Rocky is in 19th World Standing for Pro Rodeo Steer Roping and just recently won the "The Daddy of 'em All" Rodeo in Cheyenee, Wyoming! As you may know, Rocky won 4 times the CFD Title. So to all Ropers, Horse Trainers, Sterer Wrestlers and anyone who needs a well designed Roping Ranch:" Come, look and decide if it works for you! This Ranch is also suitable for COmmercial, as it has no restriction. So if you want to commercialize the property, implement rodeo events, BBQ Contests, Concession Stand or Chuck Wagons; This ranch will handle all! If you like time out you can go to the Lake Eufuala about 35 min. from the property and do some crazy nuddeling, boating, swimming, fishing.

The central location has U. S Highway 270 frontage with only 12 miles to McAlester and 9 miles to the Interstate Highway. Let's talk about what this great Ranch has to offer:

500'x240' Roping Arean with 16 lights on total of 8 poles, Announcer Stand plus a roping chute and a concreted leading alleys for steers. Adjoining to the arena is also a load-out with 40'x45' holding pen. And adjoining to that area are 2 more pens, each measuring about 36'x22'. There is a dividing alley of 270'x12' with 7 gates, 2 pens/2gates and 14ft clearnace. In that location is also a 45'x30' red farm barn with a 30'x25' loft, tack room, feeding room, walk-way to either side entrance which leads to 2 adjoining holding pens, each about 30'x15' with gates. There is another set of pens; each about 47'x16'. The proeprty is fenced on 3 sides with King-Ranch Wire and the 4th side with Barbwire.

In addition to all that is the 500'x30' calf roping area & return lane w/several swing gates. On the opposite side by the end of the arena is a "Bull" area. There are 4 more holding pens with part Bull Panels; identified as 40'x20' & 40'x30' & 45'x40' & 40'x20' plus several gates for easy rotation of animals. This property also offers 2 ponds; one of them is spring-fed & stocked with Perch & Bass. Of course there is much pipe fencing throughout the entire property and plenty of parking for trailers and cars. The Ranch features several more outbuildings. There is a 45'x8' insulated storage bldg, a 40'25 storage barn, another 60'x42' open metal barn with metal beams and 18' tall divider wall with total height of 24'. In addition to all the above is alo an insulated 40'x32' metal shop building with 2 roll-up overhead doors, concrete floor, welding ability, 6 outlets with 220 voltage and 9 with 110V. Adjoining to this shop is also a DOG KENNEL. Ideal and perfect for breeding dogs! The Kennel features 10 pens, each about 10'x4' and are very easy to maintain. Remember; there are no restrictions on this Ranch; commercial business is permitted and you could install big signs along the Highway Frontage for a commercial business.

Now let's talk about the house: Built in 1940 and then remodeled within the last few years; this home has some of the original, beautiful wood work remaining. Hardwood floors, doors & frame casings plus a western interior design gives this home the Cowboy/Cowgirl character you expect to see on a Roping Ranch. The house has about 1608 SF living, consist of 3 bedrooms & 1 Ba, CH & A w/ a 4 ton heat pump. The house has been completely re-plumbed and also a new 1000 gal. septic tank was installed 6years ago. Another energy improvement is: Owners installed NFRC Certified Energy Performing vinyl Frame/DOuble-Glaze-Argon Low E 40 Duralite Windows about 1 year ago. These Windows have a LIFE TIME WARRANTY, Visible Transmittance of 0.54 and are 0.30 Of Solar Gain Coeeficient. They are ENERGY STAR rated windows.The home is all electric and best of all and a rare find in rural areas: CABLE availability for HIGH SPEED INTERNET. YOu can have satlite too, if you prefer. The highest electric bill was $220.- which is not bad for the hot 2011 season we had in Oklahoma. The grand-kids bedrooms are designed in a fantastic Cowboy Style; which we have to be thankful to Sharla; Rocky;s wife! She not only has a great success record as a Cowgirl and supportive Roper's Wife but also has an eye for Western Decor and knows how to put things together! Check the kid's bedroom pictures! Simply darling! Here is an overlook on interior dimensions: Utility room 11'x10.5',Kitchen 19'x14', Dining Area 13'x12.5', Main Bedroom 15.5x11.5' with great view to the land. LR is about 16.5x15.5'Bedroom 14.5x11', another one is just a bit bigger than this one. There is also a covered patio of 21'x11.5'!

Providers are: PSO Electric, Cherokee telephone, Cable Internet or Satleite (your choice), Garbage pick-up bu Allied Waster Co. and public Water Rural District#7. The Ranch also features 2 electric meters and several outdoor faucets. It is simply a well designed Ranch for Ropers, Riders and Trainers. Also ideal for Commercial use; since this setting has no restrictions! Come and snoope it out! It is a well laid-out Ranch with many possibilities. Asking Price reflects appraised value.