CRAWFORD COUNTY COMMERCIAL REAL ESTATE AUCTION
HIGH VISIBILITY · 286’ +/- FRONTAGE ON STATE RD 66
1.69 +/- ACRES · OFFERED IN 2 TRACTS
2055 SF RESTAURANT & FUEL CENTER w/UPDATES
1200 SF RECENTLY RENOVATED COMMERCIAL BUILDING
MOBILE AXE THROWING TRAILER · OFFERED AS TRACT 3
OPENING BIDS MEET RESERVES!!
ONLINE ONLY · BIDDING ENDS JULY 1
ADDRESS: 2834 S State Road 66, Marengo, IN 47170
LOCATION: Only 3.5 miles north of Exit 92 Interstate 64!!
UPDATE AS OF 6/24/25: Tract 1 and 2 share a water meter and septic system. If the tracts are purchased separately, Tract 2 will need its own water meter and line installed, and lateral lines for its existing holding tank.
REAL ESTATE INFO: GREAT INVESTMENT OPPORTUNITY!! RARE CHANCE TO OWN A UNIQUE TURNKEY PROPERTY! Features a 2055-SF commercial building with updates and underground fuel tank with two compartments recently operated as a restaurant/catering business (formerly a C-store & food mart) & fuel center. Also includes a 2022-renovated (complete makeover) 1200 SF metal-sided barn recently operated as an axe throwing entertainment venue & bar! Great location-only minutes from I-64, exit 92! High visibility and lots of road frontage right off State Rd 66! Total of 1.69 +/- acres being offered in two tracts! Also features a mobile axe throwing trailer offered as tract three! Both buildings include a complete line of operating equipment (see lists below) transferred with the real estate. Property offers lots of potential in a high traffic area! In addition to the nearby interstate, County fairgrounds only two (2) miles away! Opening bids meet reserves! Get in on this one-of-a-kind opportunity now!
TRACT 1: 0.565 +/- acre (shown as Tract 1 on new Survey-see Documents section for copy); 143.50’ +/- high visibility frontage on State Rd 66; 1947-built 2055 SF commercial building with updates; 4600 SF paved parking area; underground storage fuel tank w/two (2) compartments & TLSC 300 auto monitoring system. Building updates include fire suppression system (new in 2018); electric upgrade to 400 amp (2018); upgraded lights & ballasts (2018); new anodes installed in USTs (2017); new mini-split AC/heat units (2022); new Big Max propane heat system (2019). Underground tank is up to date on inspections with a clean bill of health (see Documents section for copies). Tank is currently empty. Building is being used as a restaurant/catering business and was formerly a C-store and food mart. Subject to access easement for adjacent property.
EQUIPMENT INVENTORY/DETAILS (INCLUDED WITH TRACT 1 REAL ESTATE): Taylor Ice Cream Machine; Taylor Slush Machine; 20’ Work table system w warming drawers and dipping wells; two (2) Lincoln Impinger pizza ovens; 1800 Broaster pressure fryer; 1800 Broaster Accessory kit; Breading station; Digital menu boards; ice machine (new in 2018); CAS deli scale; Moffat oven; flat top grill; Berg sandwich prep table (new in 2018); Berkel deli slicer; Alamo Deli Case (new in 2018); work station tables on wheels; full pan storage racks; Westwind double door freezer (new in 2019); Migali pizza prep table (new in 2019); True countertop work station refrigerator; True single door freezer; True double door merchandise refrigerator; Chest freezer; Miscellaneous shelves, dishes, baking pans, silverware, mixing dishes & appliances; tables & chairs; Square POS system; & safes.
TRACT 2: 1.129 +/- acres (shown as Tracts 2 0.552 ac & 3 0.577 ac on survey-see Documents section for details); 142.5’+/- high visibility frontage on State Rd 66; 1200 SF 1980-built pole barn completely renovated in 2022; currently used as an axe throwing venue and bar and includes five (5) axe throwing lanes, each with two (2) frames housing replaceable 6x6 wooden blocks & surrounded by 1” thick rubber mats; target distance from throwing line and target heights are set at the World Axe Throwing League guidelines; & multiple game settings on Pi. Subject to access easement for adjacent property.
EQUIPMENT INVENTORY/DETAILS (INCLUDED WITH TRACT 2 REAL ESTATE): Five Optoma projectors; five Raspberry Pi; five Macally keyboard/mouse combo; one (1) Workhorse sprayer; five (5) Estwing axes; five (5) Cold Steel Axe Gang Hatchets (various lengths); indoor tables & chairs; outdoor tables and chairs.
LOT 3: Custom-made, one-of-a kind mobile axe throwing trailer; 21’ long (tongue to tail) x 7.5’ wide x 13.5’ tall (at the highest point); features 115v male-type receptacle (connects to standard extension cord); three (3) wall sockets along roof; remote-controlled target wall that raises and lowers & detachable steps for easy transport and setup; includes two (2) target frames-each housing 6x6 wooden blocks & surrounded by 1” thick rubber mats; target distance from throwing line and target heights are set at the World Axe Throwing League guidelines; two (2) remote control LED light fixtures (flash, dim, & change colors); two (2) overhead LED projectors-project bullseyes & zombie heads onto the target walls (unique feature standing out against competitors); overhead cover (for adverse weather); & stabilizing jacks on each corner. Title included. Per Indiana Dept of Revenue, Indiana sales tax (7%) will be charged on this lot unless you are tax exempt and complete an ST-108A.
WEBSITE & BUSINESS NAMES: The business is currently known as The Happy Hive Food Mart and Buzzin’ Suds & Bad Axes. Website, Facebook page, DBA names, and current ongoing catering jobs can be included with the real estate upon request. Buyer is responsible for the cost of attorney’s fees to handle the transfer. Owners will provide axe and booking software training. Waiver information can also be provided. Click the following link to view the current website: https://www.happyhive.net/
LIQUOR LICENSE: New owners must apply and qualify for a liquor license. See Documents section for general information on application process.
ULTIMATE CHOICE BIDDING SYSTEM: The “Ultimate Choice” bidding system allows someone to bid on individual tracts or a combination of tracts throughout the auction. This auction system DOES NOT include a maximum bid feature; the price will increase to the bid amount that is entered for both individual tract bids or combination bids. Any posted bid is considered active and could be back in winning position any time during the auction due to different combinations being offered. The final auction price will be determined by the combination which realizes the highest bid. If you have any questions about this system, please do not hesitate to contact our office to discuss.
BROKER PARTICIPATION: A one percent commission is available to properly registered Real Estate Brokers/Agents. You must pre-register your Buyers with Beckort Auctions, LLC twenty-four (24) hours before the end of the auction by filling out and recording with Beckort Auctions a Broker Registration Form. Please review the Broker Registration form under the Documents section for eligibility.
INSPECTION: Tues June 24 12-1 PM
UTILITY PROVIDERS: Electric-Duke Energy; Public Water-Crawford County Water
LEGAL DESCRIPTION: Tract 1-Pt SE qtr SE qtr 36-2-1 (0.565 ac); Tract 2-Pt SE qtr SE qtr 36-2-1 (0.552 ac) & Pt SE qtr SE qtr 36-2-1 (0.577 ac)
PARCEL ID NOS.: Tract 1 is part of parent parcel no. 13-07-36-435-001.000-013; Tract 2 is all of parcel number 13-07-36-435-001.001-013 and part of parent parcel no. 13-07-36-435-001.000-013.
TAXES: Parent parcel no. 13-07-36-435-001.000-013-$600.76 per semi-annual installment; parcel number 13-07-36-435-001.001-013-$60.58 per semi-annual installment. Taxes are based on seller’s current assessments and deductions, if any.
DIRECTIONS: From I-64 Marengo Exit 92, north on St. Rd 66 3.6 miles to site on right.
OWNER: Cheri Banet, LLC & Happy Hive Enterprises, LLC
PLEASE READ AND REVIEW THE TERMS THOROUGHLY PRIOR TO BIDDING.
IF YOU HAVE NOT READ AND UNDERSTAND THESE TERMS, PLEASE DO NOT BID. BY BIDDING ON THIS AUCTION, BUYER AGREES TO ALL TERMS AND CONDITIONS SET FORTH AND ENTERS INTO A CONTRACTUAL AGREEMENT TO PURCHASE THE ITEMS(S) UNDER THE FOLLOWING TERMS AND CONDITIONS:
ULTIMATE CHOICE BIDDING SYSTEM: The “Ultimate Choice” bidding system allows someone to bid on individual tracts or a combination of tracts throughout the auction. This auction system DOES NOT include a maximum bid feature; the price will increase to the bid amount that is entered for both individual tract bids or combination bids. Any posted bid is considered active and could be back in winning position any time during the auction due to different combinations being offered. The final auction price will be determined by the combination which realizes the highest bid. If you have any questions about this system, please do not hesitate to contact our office to discuss.
NOTE: This auction features EXTENDED BIDDING! Any bid placed within FIVE minutes of the scheduled closing time will cause the auction to extend for another TEN minutes. The auction will remain open until all bidding has stopped. ***If auction is extended past one hour, extension time will decrease to FIVE minutes. If auction is extended past two hours, extension time will decrease to THREE minutes.
Bid Increments:
Min Max Increment
$0.00 - $49,999 $1000
$50,000 - $249,999 $2500
$250,000 - $499,999 $5000
$500,000 - $999,999 $10,000
$1,000,000+ $25,000
1. Conditions of Sale: This online only auction is selling subject to owner’s confirmation and is not contingent on or subject to financing, appraisal, survey, or inspections of any kind, as agreed to by bidders at registration prior to bidding and specified in the attached Agreement to Purchase Real Estate. Buyer acknowledges they are buying property “as-is”, “where-is”, without inspections or contingencies. Buyer(s) will rely on his/her own judgment and inspection. By signing an offer, Buyer(s) will be waiving the 10-day lead based paint test.
2. Closing Info: A Buyer’s Premium of 10% is added to the high bid. Please take this into consideration when bidding. At the close of the auction, the successful Bidder will be emailed an Agreement to Purchase Contract to be executed and returned to Beckort Auctions, LLC within twenty-four (24) hours of the completion of the auction along with 10% deposit of the total contract price. The entirety of the remaining balance is due at closing on or before Thirty (30) days from Auction Day. Purchaser will be responsible for all wire transfers. Per the Contract, time is of the essence; you should proceed to closing within Thirty (30) days. Buyer(s) shall pay all costs of closing with exception of deed preparation paid by Seller. Possession shall be given to the successful Buyer(s) at closing.
3. Lead Based Paint Disclosure: Buyers of any interest in residential real property with a residential dwelling built prior to 1978 are notified that such property may present exposure to lead from lead-based paint. The Seller(s) of such property is required to provide the Buyer(s) with any information on lead-based paint hazards from risk assessments or inspections while in the Seller(s) possession and notify the Buyer(s) of any unknown lead-based paint hazards. Any inspections and assessments for the presence of lead-based paint and/or hazards by a buyer(s) must be made prior to auction; otherwise, buyer(s) waives the 10-day opportunity to conduct such risk assessment/inspection and shall acknowledge receipt of lead-based paint disclosure form.
4. Liquidated Damages: Successful Bidders not executing and returning their Contract with Earnest Money deposit within Forty Eight (48) hours of the conclusion of the auction will be considered in default. If your closing is delayed for any reason, by you, as purchaser, or other parties working on your behalf, including any lender you involve, you may be declared in breach of this contract, forfeit all deposits made and could additionally be liable for any and all costs incurred by Seller and Beckort Auctions, LLC incurred in a subsequent resale of the property. If such action occurs, Beckort Auctions LLC hereby has the right to disperse the deposit as stated in the listing agreement and the buyer has no claims to such money or property being sold. Liquidated damages are to cover cost of auction, cost incurred by seller, labor cost and additional cost of auction as not defined in this agreement. These liquidated damages do not restrict the seller from suing the buyer for performance damages and/or any additional damages the seller suffers by the default of the buyer.
5. Other Conditions: Buyer(s) must be prepared to make a cash offer. There are no contingencies to this sale (i.e., financing, appraisal, repairs, or inspections). Therefore, you should be pre-qualified by a lender prior to bidding if you require financing. This property is being sold for cash “as-is, where-is” with a closing deadline.
Beckort Auctions, LLC reserves the right to remove or cancel the bids and or bidding rights and privileges of any party at any time deemed not to be in the best interest of the seller. The identity of all bidders will be verified, bidding rights are provisional, and if complete verification is not possible, Beckort Auctions LLC will reject the registration, and bidding activity will be terminated.
All Beckort Auctions, LLC Online Only Real Estate Auctions are timed events that have an auto-extend feature. Any bid placed within 10 minutes of the auction ending will automatically extend the auction for 10 minutes from the time the bid is placed. Example: If an auction scheduled to end at 6:00 p.m. receives a bid at 5:59 p.m., the close time of the auction automatically extends to 6:10 p.m. The auto-extend feature remains active until no further bids are received within the 10 minute time frame.
6. Real Estate Brokerage Services Disclosure: Beckort Auctions LLC and their representatives are Exclusive Agents of the Seller(s). We do not represent the buyer(s) in any manner and we must be completely loyal and faithful to our client. Beckort Auctions LLC has an exclusive right to sell listing for this transaction. All negotiations must be conducted through Beckort Auctions LLC.
A one percent (1%) bid price commission, not to include any buyer’s premium if applicable, is available to properly registered Brokers/Agents. You must pre-register your Buyers with Beckort Auctions, LLC twenty-four (24) hours before the end of the auction by filling out and recording with Beckort Auctions a Broker Registration Form. Agents who fail to pre-register their Buyer will not be recognized as Buyer Agents and will not be entitled to a co-op commission. Broker/Agent cannot act as a Buyer and Broker/Agent on the same transaction. Please review the Broker Registration form for eligibility.
7. Beckort Auctions LLC Involvement in this Contract: The seller and buyer hereby agree that Beckort Auctions LLC is a part of this contract and shall receive compensation as stated in the agreement hereto or as stated in the listing agreement hereby made a part of.
8. Restrictions: Real Estate is sold subject to any and all existing matter of record, and all easements, building use or zoning laws and regulations. Taxes and assessments will be pro-rated to the closing date.
9. Additional Auction Information: All information published, announced or contained herein was derived from sources believed to be correct; however, it is not guaranteed by the seller or the auctioneers. Personal on-site inspection of all property is recommended. The failure of any bidder to inspect, or to be fully informed as to the condition of the property, will not constitute grounds for any claim or demand for adjustment or withdrawal of bid, offer or deposit money after its opening tender. This includes but is not limited to public information such as easements, restrictions, zoning, right-of-ways, or any other information that can be obtained as public record in the appropriate county court house concerning subject properties.
10. Bidder Verification: Bidding rights are provisional, and if identity verification is questionable, Beckort Auctions has the right to reject the registration, and bidding activity will be terminated. The Seller and Beckort Auctions reserve the right to preclude any person from bidding if there is any question as to the person’s credential as they are responsible for ANY and ALL activity involving their account. When using the web site you must obey any and all local state and federal laws. Violations will result in termination of web site use privileges.
11. Technical Issues: In the event there are technical difficulties related to the server, software, internet or any other online auction-related technologies, Beckort Auctions, LLC reserves the right to extend bidding, continue the bidding or close the bidding. Neither the company providing the software, nor Beckort Auctions, LLC, shall be held responsible for the failure of the software to function properly for any reason.
YOUR BID ON THIS AUCTION INDICATES BOTH AN UNDERSTANDING AND AN ACCEPTANCE OF THE TERMS OF THIS CONTRACTUAL AGREEMENT BETWEEN YOURSELF AND BOTH THE SELLER AND BECKORT AUCTIONS AND THAT YOU, AS THE BIDDER, ARE PREPARED TO PURCHASE THE PROPERTY UNDER THE TERMS AND CONDITIONS OF THIS AUCTION.
REVISED 02/12/2019
BECKORT AUCTIONS, LLC - 1743 HIGHWAY 135 SW - CORYDON, IN 47112 - 812-738-9476 - WWW.BECKORTAUCTIONS.COM