PALMER HILL FOREST. Price: $850,000

Size: px

Start display at page:

Download "PALMER HILL FOREST. Price: $850,000"

Edward Terry
5 years ago
Views:

PALMER HILL FOREST This balanced multiple-use investment offers a quality long-term timber resource, scenic views of Whiteface Mountain, and close proximity to Lake Placid s Olympic Region.

1 PALMER HILL FOREST This balanced multiple-use investment offers a quality long-term timber resource, scenic views of Whiteface Mountain, and close proximity to Lake Placid s Olympic Region. 1,682 GIS Map Acres Black Brook, Clinton County, NY Price: $85, Fountains Land Inc, 181 State Route 9 Suite 2, Lake George, NY Contact: Todd Waldron ~ todd.waldron@fountainsamerica.com ~ (518) ~ Cell (518)

LOCATION Palmer Hill Forest is a prime multiple-use timberland investment opportunity located in the northeastern corner of New York s Adirondack Park.

The Olympic Region is one of the Adirondacks premier four-season vacation destinations, often considered one of the most popular outdoor resort areas in the eastern US.

The region s deep natural beauty and vibrant tourism industry combine to create a perennially stable real estate market that offers prime investment opportunities for timberland buyers seeking

2 LOCATION Palmer Hill Forest is a prime multiple-use timberland investment opportunity located in the northeastern corner of New York s Adirondack Park. The surrounding mountainous landscape lies along the perimeter of the High Peaks Region and is distinguished by its close proximity to Lake Placid and Whiteface Mountain (15 miles west). The Olympic Region is one of the Adirondacks premier four-season vacation destinations, often considered one of the most popular outdoor resort areas in the eastern US. With its outstanding skiing, pristine lakes and towering mountains, the surrounding area draws visitors from around the world. The region s deep natural beauty and vibrant tourism industry combine to create a perennially stable real estate market that offers prime investment opportunities for timberland buyers seeking balanced multiple-use options. Whiteface Mountain as seen from Route 9N is located 15 miles from the property. Ausable Forks Village (population 7) lies 1.5 miles south of the tract at the junction of the East and West Branches of the Ausable River, a famed trout stream. This classic Adirondack community is situated along Route 9N and provides easy access to the Champlain Valley and Adirondack Northway (located 12 miles east near Keeseville Village). The Northway is a strategic travel corridor that provides easy access to major northeastern US metropolitan areas and provides a critical link to the region s numerous forest products markets. Located 11 miles to the southwest, Wilmington Village is an attractive community whose economy is fueled by its close proximity to the slopes at Whiteface. Plattsburgh (pop. 2,) is situated 25 miles to the north, while Montreal lies within a 1.5-hour drive. New York and Boston are located 6 hours south and east respectively. ACCESS/BOUNDARIES Access to the tract is highlighted by over 4, of paved frontage along Tower Road, a town-maintained spur linking the property with nearby Dry Bridge Road and Ausable Forks Village. Tower Road provides year-round access to the heart of the property, with electric services available roadside. Nearly all of its frontage is APA classified Low Intensity Use, allowing for 3.2-acre lots per structure with permit approvals. This favorable zoning widens year-round housing and rural development options in the tract s southeastern corner which also benefits from 1,75 of Dry Bridge Road frontage and strong views of Ragged Mountain to the south and Whiteface Mountain to the west. Above: The West Branch of the Ausable River (1 mile south of the land) defines the region landscape. Below: Tower Road frontage with Whiteface Mt on the horizon.

ACCESS/BOUNDARIES (continued) Year-round access well into the northern quadrant of the property is provided by 2, of frontage along Davron Road, which terminates at a gate before transitioning into a

3 ACCESS/BOUNDARIES (continued) Year-round access well into the northern quadrant of the property is provided by 2, of frontage along Davron Road, which terminates at a gate before transitioning into a private road to an adjoining landowner to the north. APA land use classification in this portion of the property is predominantly Resource Management, allowing for 42.7-acre lots per structure with permit approvals. A well-established network of four-wheel drive jeep trails extend throughout the property, enhancing internal access for future driveway development and allowing for easy recreational and forest management entry. Boundary line conditions are generally difficult to locate and are delineated in the field by orange flagging and old blazes. Total boundary perimeter is 8.5 miles, encompassing 2.69 square miles. The estimate of 1,682 acres, as well as maps in this report, are based on tax map information. Tax records use an acreage of 1,765, while deeded acreage appears to be 1,72. Maps and acreage figures are NOT based on survey information and thus acreages may be unreliable. Although the maps provided are believed to be correct, buyer should not rely on these maps to accurately portray deeded boundary lines in the field. SITE DESCRIPTION The property occupies a portion of Palmer Hill, one of the first peaks in a long range of mountains extending northward from the Ausable River Valley. The hill rises along the southeastern perimeter of the property, where the land consists of gently sloping ridge and saddle terrain with attractive mixedwood forests and compelling views of the surrounding mountains. This type of moderate upland topography occupies the tract s entire eastern quadrant, where three more distinct peaks (Pigeon Hill, Bear Hill, and Lamore Hill) form within the property s bounds to the west of Tower Road. Looking toward Palmer Hill from the center of the property. A well-established network of jeep trails extend throughout the tract. The Olympic Region s deep natural beauty and vibrant tourism market combine to create a perennially strong real estate market that offers prime investment opportunities for timberland buyers seeking balanced multiple use options.

SITE DESCRIPTION (continued) To the west of these hills, a broad, well-drained hardwood plateau occupies the center of the property, nestled between Jackson and Palmer Brooks (both small mountain

The easy terrain and deep soils located within this section of the tract create numerous multiple-use options for future landowners, making it highly accessible for outdoor recreational activities,

4 SITE DESCRIPTION (continued) To the west of these hills, a broad, well-drained hardwood plateau occupies the center of the property, nestled between Jackson and Palmer Brooks (both small mountain streams and tributaries of the Ausable River). The easy terrain and deep soils located within this section of the tract create numerous multiple-use options for future landowners, making it highly accessible for outdoor recreational activities, off-grid cabin development and forest management entry. From here, the ground eventually slopes gently toward the property s northwestern corner, where secluded Bear Swamp creates an undisturbed wildlife sanctuary for local deer, bear, snowshoe hare and grouse. The property s upland soils are generally deep welldrained till types with occasional wetter soils associated with riparian zones and low-lying areas. Elevations range from 1,385 ASL at the summit of Lamora Hill to 685 ASL in the tract s southern panhandle. TAXES & TITLE ITEMS Total property taxes for calendar year 28 were approximately $15,315. The property is NOT under the State of New York s 48-A tax program, which significantly reduces the annual tax burden. If the property was enrolled in this program, taxes would be reduced by close to 75%. For more information about 48-A, contact Fountains Land or the Department of Environmental Conservation office located in Ray Brook, NY (518) The property is owned by Lyon Mountain Properties, LLC, whose warranty deed is recorded in the Clinton County Clerk s Office Plattsburgh, NY as instrument # Tax map information is town of Black Brook parcel numbers and Well-drained pine forests flank much of the Tower Road s southern frontage, creating a private setting for future housing options. Mineral rights (including iron ore, oil and gas) have been reserved by a previous ownership which is described in Clinton County Clerk s Office Instrument # These reservations do not include sand The tract s moderate upland terrain and hardwood forests support easy access for recreation, cabin development and forest management entry. and gravel rights unless their removal is directly related to extracting the mineral deposits mentioned above. The property is subject to a boundary line agreement as recorded in Clinton County Clerk s Office Book 916 page 279. Rights-of-way for ingress and egress to adjoining landowners and water well easements are also reserved and copies of the deeds are available on the Fountains Land website s property report page.

TIMBER This investment opportunity is highlighted by a middle-aged timber resource that benefits from excellent stem quality and a pole-sized hardwood resource which is poised for shift into

The tract s favorable species composition, well-stocked stands, and attractive diameter distribution anchors the property s long-term value growth while its inherent development amenity value matures

5 TIMBER This investment opportunity is highlighted by a middle-aged timber resource that benefits from excellent stem quality and a pole-sized hardwood resource which is poised for shift into higher-value products over the coming decade. The tract s favorable species composition, well-stocked stands, and attractive diameter distribution anchors the property s long-term value growth while its inherent development amenity value matures over time. Species composition is dominated by numerous high-quality, pole-sized red oak stems and an abundant small sawlog-sized white pine resource. Together, these two key species comprise 7% of the current sawlog volume and nearly 55% of the tract s total volume. Other notable species include aspen (22% of total volume), red maple (12%) and red pine (4%). Stocking & Stem Quality - Property wide, the average basal area (a measure of stand density) is 66 ft 2 /acre, a level indicative of recently thinned, fully-stocked stand conditions. Stem quality and vigor can be considered excellent, with nearly 7% of all basal area (45.5 ft 2 /acre) classified as acceptable growing stock (AGS). The AGS component for the two key species, red oak and white pine, exceeds 8%, providing a high quality resource which will continue to accrue value as it is carried forward. The timber resource is highlighted by a well-stocked, pole-sized red oak component benefitting from excellent stem quality and height. Diameter Distribution - Average total and sawlog diameters for key species includes red oak (9.8 & 12.2 respectively), white pine (1.5 and 11.4 ) and red maple (1. and 12.6 ). Nearly 8% of all red oak stems currently fall into the 8-1 diameter classes, positioning this species for significant asset shift into higher-valued sawlog products over the next 1-15 years. Current high quality indicates a significant future veneer component which will drive value over the long term. Additionally, 78% of total pulpwood volume falls into these same diameter classes (8-1 ), ensuring high products shifting across all species. A timber cruise was recently conducted by Fountains Forestry in January 29 using random point sampling with 157 BAF 1 factor points taken, resulting in a standard error of 23.2% for sawlog products and 1.6% for all products combined at the 95% confidence interval. Propertywide, sawlog volumes are 2,481 MBF (1.526 MBF/commercial acre) and 15,254 cords (9.4 cords/commercial acre). Timber volumes are summarized in the attached volume chart on the following page.

6 PALMER HILL TIMBER GRAPHICS Palmer Hill Forest Volume Chart Total Volume by Species Total Acres 1,682 Commercial Acres 1,626 Softwood 35% Hardwood vs Softwood as % of Total Volume ` MBF (¼" Species Int.) Cords Softwood White Pine Red Pine Spruce Fir Softwood Pallet 73 Other Pine 222 Softwood Totals Hardwood Red Oak Red Maple Aspen White Oak Hardwood Pallet 58 White Birch Other Hardwoods Hardwood Totals Total Volume Vol/Commercial Acre Vol/Total Acre Fig 1 Red Maple 12% Aspen 22% Fig 2 Red Pine 4% Other Hdw ds 5% Total Volume by Species Spruce Fir 1% Other Sftw d 1% Hardwood 65% White Pine 29% Red Oak 26% Based on January 29 invetory cruise by FOUNTAINS FORESTRY. Inventory cruise based on 157 plots, and resulted in a Standard Error of +/ 23.2% for all sawlog volume, and +/ 1.6% for all products combined. Percentage of AGS by Basal Area Fig. 1 The timber resource is dominated by high quality pole-sized hardwoods like red oak. Fig. 2 White pine and red oak represent 55% of the tract s total volume, with a wide range of species comprising the remaining volume. Fig. 3 The stem quality of key species is excellent, exceeding 8% AGS for red oak and white pine. Percent AGS Fig 3 Red Oak W Pine R Maple All Species Species

7 PALMER HILL TIMBER GRAPHICS (continued) Sawlog Volume by Species Fig. 4 Red Pine 1% Aspen 9% Other Hdw ds 2% Spruce Fir 4% Fig. 4 Fast growing, small sawlog-sized white pine and red oak dominate the current sawlog class, comprising nearly 7% of total volume. Red Maple 5% Red Oak 13% White Pine 57% Fig. 5 The timber resource is wellpositioned for strong asset value growth in the coming decade. Average overall diameters for key species include red oak (9.8 ), white pine (1.5 ) and red maple (1. ). Average Diameter for Key Species by Total Volume Fig Diameter Cords Red Oak W Pine Red Maple Diameter Distribution AGS vs UGS Fig. 6 Nearly 5% of all stems are in the 8-1 diameter classes, with a high percentage of acceptable growing stock (AGS) paving the way for strong long-term returns. trees/acre Fig diameter UGS AGS Fountains Land Inc. is the exclusive broker representing the seller's interest in the marketing, negotiating and sale of this property. Fountains has an ethical and legal obligation to show honesty and fairness to the buyer. The buyer may retain brokers to represent their interests. All measurements are given as a guide, and no liability can be accepted for any errors arising therefrom. No responsibility is taken for any other error, omission, or misstatement in these particulars, nor do they constitute an offer or a contract. We do not make or give, whether in these particulars, during negotiations or otherwise, any representation or warranty in relation to the property.

8 b - 4 Exit1 q Palmer Hill Forest Swastika Rd Ore Bed Rd [ Syracuse 91 9 Albany 88 Springfield Birch Ln Guide Board Rd Peasleeville Rd Willis Camp Rd Town of Black Brook, Clinton County, New York 1,682 GIS Map Acres 9 Denton Rd Locus Map Palmer Hill Forest Redd Rd Patent Rd Mud Pond Rd Rod Gun Rd Reservoir Rd Allen Hill Rd fountains Mannix Rd Barney Downs Rd Calkins Rd River Rd School St Harkness Rd Mitchell Rd Hibernia Rd Big Hill Rd Cold Springs Rd Springfield Rd Nelson Rd Little Tor Ln Bonnie View Rd Haselton Rd John Bliss Rd Wilmington Manning Rd Hardy Rd Bilhuber Rd Perkins Ln Turnpike Rd Silver Lake Rd Signor Ln Au Sable Dr NYS Route 86 NYS Route 9N Valley Rd Narrows Rd Fern Lake Rd Sawmill Rd Glen Rd Stevens Rd Fern Ln Nys Route 9N Clark Ln State Hwy 9N Tower Rd Stickney Bridge Rd Lincoln Hill Ln Hazen Rd Dry Bridge Rd Grove Rd Golf Course Rd Asgaard Way Buck Hill Rd Ausable Forks Rolling Mill Hill Rd Sheldrake Rd Murcray Ln Arnold Hill Rd Thomasville Rd State Route 9N Logging Rd Clintonville Rd Parrish Rd Route 9N Burke Rd Green St Tierney Rd Trout Pond Rd Palmer Hill Forest Public Lands State Route County/Local Road Town Road Adirondack Park Preserve Rivers and Streams Dugway Rd Dog Hill Rd US Hwy Miles

q Palmer Hill Forest 1,682 GIS Map Acres Town of Black Brook, Clinton County, New

Rd Tower Rd Dry Bridge Rd Meadow Ln Broad Forest Types 1 Hardwood small poles 2

Silver Lake Rd Labombard Rd Unknown Legal Status Hickey Rd Seperator Rd O'Brien

External Roads Internal Roads State Route 9N Feet 1, 2, 4, Map produced from data

9 q Palmer Hill Forest 1,682 GIS Map Acres Town of Black Brook, Clinton County, New York fountains Adirondack Park Preserve 3 Stevens Rd 3 3 Gate Davron Rd 3 Nolan Rd Tower Rd Dry Bridge Rd Meadow Ln Broad Forest Types 1 Hardwood small poles 2 Mixedwood small poles 3 Mixedwood poles 4 Softwood poles This is Not A Survey Silver Lake Rd Labombard Rd Unknown Legal Status Hickey Rd Seperator Rd O'Brien Dr Golf Course Rd Property Boundary Type Boundary Landing Non-Forested Town Roads External Roads Internal Roads State Route 9N Feet 1, 2, 4, Map produced from data supplied by the Seller, aerial photography, tax map information and reference information obtained from NYS GIS. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.

Tower Rd Dry Bridge Rd Meadow Ln Broad Forest Types 1 Hardwood small poles 2

Lake Rd Labombard Rd Unknown Legal Status Hickey Rd Seperator Rd O'Brien Dr Golf

Roads Internal Roads State Route 9N Feet 1, 2, 4, Photos are 23 NAIP Photography.

information and reference information obtained from NYS GIS.

10 q Palmer Hill Forest 1,682 GIS Map Acres Town of Black Brook, Clinton County, New York fountains Adirondack Park Preserve 3 Stevens Rd 3 3 Gate Davron Rd 3 Nolan Rd Tower Rd Dry Bridge Rd Meadow Ln Broad Forest Types 1 Hardwood small poles 2 Mixedwood small poles 3 Mixedwood poles 4 Softwood poles This is Not A Survey Silver Lake Rd Labombard Rd Unknown Legal Status Hickey Rd Seperator Rd O'Brien Dr Golf Course Rd Property Boundary Type Boundary Landing Non-Forested Town Roads External Roads Internal Roads State Route 9N Feet 1, 2, 4, Photos are 23 NAIP Photography. Map produced from data supplied by the Seller, aerial photography, tax map information and reference information obtained from NYS GIS. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.

HALIBUT MOUNTAIN FOREST

HALIBUT MOUNTAIN FOREST An affordable timberland investment with a conservation easement, featuring spruce/fir and miscellaneous hardwoods. 94.3± GIS Acres Guildhall, Essex County, Vermont Price: $72,000