ABSOLUTE AUCTION 36 AC OHIO RIVER-FRONT (3 Tracts: 16 ac., 20 ac., 36 ac)

ABSOLUTE AUCTION SAT., JULY 25, 2026, 10:30 AM 36.09 ACRES IN 3 TRACTS (2 TRACTS PLUS THE OFFERING OF THE TWO PARCELS TOGETHER AS TRACT 3) TO BE OFFERED FROM THE BLACK OAK VOLUNTEER FIRE DEPARTMENT 41 INDUSTRIAL PARK ROAD, VANCEBURG, KY 41179 REAL ESTATE: 36.09 A CRES, TO BE OFFERED IN TWO TRACTS (Tract 1 to consist of three parcels being the 3 western-most parcels (consisting of approximately 16 acres, more or less) of the boundary as shown on survey plat titled “VANCEBURG-LEWIS COUNTY INDUSTRIAL AUTHORITY” said survey dated the 3rd day of April, 2024, survey prepared by MIKE RUGGLES LAND SURVEYING, Michael D. Ruggles, PLS # 3487; Tract 2 being the 2 eastern-most parcels shown on said survey, consisting of approximately 20 acres, more or less) AND THEN TO BE OFFERED IN COMBINATION AS A SINGLE TRACT (THE ENTIRE 36.09 ACRES) as Tract 3. NOTE: BOTH TRACTS HAVE FRONTAGE ON THE OHIO RIVER AND OFFER OHIO RIVER VIEWS. TRACT 1 HAS APPROXIMATELY 1800 FEET OF OHIO RIVER FRONTAGE. TRACT 2 HAS APPROXIMATELY 1300 FEET OF OHIO RIVER FRONTAGE, WITH THE 36.09 ACRES THUS HAVING IN EXCESS OF 3,100 LINEAR FEET OF OHIO RIVER FRONTAGES. Acreages are approximate as the survey did not provide acreages or legal descriptions of the tracts shown on plat, but rather only that of the whole. The agent did attempt to close the boundary between the two parcels by use of a tract plotter computer program and – while close – the “manufactured bearing” formed by the computer program differed models between the tracts; actual acreages may vary nominally from these estimates. In the event that the tracts sell separately on the date of auction (and not by means of a division made after said auction event), the surveyor will determine the actual dividing bearing and provide individual legal descriptions for deed preparation at the seller's expense. In addition to fronting on both the Ohio River and the CSX Railroad, the subject property is located in very close proximity to the Lewis County Recreational Park which includes a water feature, a walking track, and may soon be the site of baseball fields. TERMS & CONDITIONS OF SALE, ABSOLUTE AUCTION VANCEBURG-LEWIS COUNTY INDUSTRIAL AUTHORITY TERMS OF PURCHASE, REAL ESTATE: The Real Estate will be offered at Absolute Public Auction (no reserve; the definition of Absolute Auction as defined by the Kentucky Board of Auctioneers has been provided to the seller, attached hereto as an exhibit). A 10 PERCENT BUYER'S PREMIUM will be added to the purchaser’s bid to determine the actual sales price (Note: The buyer’s premium IS NOT the Agent’s Commission and should not be construed as such). TRACT 1 TO BE OFFERED; TRACT 2 TO BE OFFERED; TRACT 3, THE COMBINATION OF TRACTS 1 AND 2, TO BE OFFERED AND SOLD IN MANNER PRODUCING THE HIGHEST SALES PRICE. Auction to be conducted as a “live, in-person” event. No online bidding provided, although absentee bids are conditionally accepted. In the event that absentee bids are made, absentee bids shall be made on the absentee bidder's behalf in a competitive nature and not necessarily made, absentee bids shall be made on the absentee bidder's behalf in a competitive nature and not necessarily the absentee bidder's highest bid/offer. The Real Estate shall be offered as a cash sale with no contingencies with regards to financing or inspections, with the purchaser to place a non-refundable deposit equal to 10% of the purchase price down on date of sale with balance due in full within 30 days of auction (on or before the 25th day of August, 2026). Terms of purchase are Cash to Seller: NO CONTINGENCIES OF ANY KIND PERMITTED. Possession with deed at closing, Property is not provided with a definitive right of way for access (CSX Railroad removed the Railroad crossing that formerly provided access to the property and sellers make no warranty, representation or inference as to whether removal of said crossing was done legally or as to whether the purchaser may force CSX R/R to replace said crossing and will not in any way contribute to any action nor to the costs associated with replacing or restoring said crossing). In addition to fronting on both the Ohio River and the CSX Railroad, the subject property is located in very close proximity to the Lewis County Recreational Park which includes a water feature, a walking track, and may soon be the site of baseball fields. Sellers to maintain insurance on property through date of closing (including liability; agent/auctioneer is not responsible for accidents); however successful purchaser will have an inherent and thus an insurable interest in the property as of date of sale and is encouraged to obtain insurance immediately upon sale as purchaser will assume risk of loss from under-insurance, lack of insurance, or in the event of fire or other disaster. Year 2026 real estate taxes to be payable by the SELLER (NO PRORATION), as the property may be assessed as a part of a larger boundary of land and as the individual tracts offered for sale ARE NOT broken down with separate assessments at the current time. Any prior year’s taxes that may have been unpaid shall be payable by the seller. Prospective purchasers are encouraged/advised to inspect the property thoroughly prior to sale as REAL ESTATE SOLD “AS IS” WITHOUT WARRANTY WHATSOEVER --- INCLUDING WITH REGARD TO FITNESS/ MERCHANTABILITY/MARKETABILITY/DESIRABILITY FOR ANY USE WHATSOEVER – EITHER EXPRESSED OR IMPLIED. Purchased subject to zoning, easements, highway right of way, local ordinances, and existing restrictions. Further the property shall be purchased by the existing legal description(s)*, by the boundary and not by the acre, subject to any facts that might be disclosed by an accurate survey --- sellers are not responsible for providing for any additional surveys of the subject property. Purchasers must have performed any and all due diligence inspections of the property prior to purchase, at purchaser’s sole expense --- including but not limited to: Whole House Inspection, Wood-Boring Insect Inspection, Radon Gas Inspection, Lead-Based Paint Presence, Phase I/II/III environmental hazard reports/ surveys, property surveys, appraisal, etc. --- as purchaser will not be permitted any contingencies for any type of testing performed after the auction or for results thereof determined after the auction. Contact agent/auctioneer prior to the auction to arrange inspection/testing. Announcements made date of sale take precedence over printed matter. Payment of down payment for real estate required to be paid to the agent/auctioneer immediately upon conclusion of sale, at SALE SITE, NO EXCEPTIONS. Agent and employees thereof reserve the right to bid, however on the same terms and conditions as that of any other bidder. * If sold in tracts (as two tracts AT THE AUCTION EVENT) rather than as a whole (and not as the subject of an agreement between parties following the auction) the provision of Legal Descriptions SHALL BE necessary and shall be provided at the expense of the Seller (however in the event that the purchaser wishes to have individual tract descriptions for purposes of title acquisition or in the event of an agreement between the auction purchaser and another party, the expense of such provision shall be borne by the purchaser). AUCTION CONDUCTED BY CRAIG A. STANFIELD REAL ESTATE & AUCTION SERVICES 2126 W. KY 10, TOLLESBORO, KY 41189 PHONE (606) 301-3350 EQUAL HOUSING OPPORTUNITY REAL ESTATE BROKER & AUCTIONEER 2003 KY STATE CHAMPION AUCTIONEER