Price: $425,000

186 Tax Acres West Paris and Woodstock, Oxford County, Maine

An attractive central Maine investment property, highlighted by a well-maintained farmhouse

with active rental income and by well-stocked timberland featuring quality upland hardwoods and white pine.

Benson Homestead and Forest

Fountains Land, an F&W company, 231 North Parish Road, Turner, Maine 04282 Contact: Mark Rabon ~ mark.rabon@fountainsland.com ~ (207) 225-3382 ~ (207) 415-7068

fountainsland.com

LOCATION Benson Homestead and Forest is located in South Paris and Woodstock, Maine. These two towns sit along Route 26, which runs from Portland, Maine, through the western Maine hills to Cambridge, New Hampshire. The farmhouse is conveniently located in the village of West Paris. Sunday River Ski Resort is a 30-minute drive, as is the New Hampshire border near the White Mountain National Forest. The major east-west corridor of northern New England, Route 2, is less than one mile east of the property. West Paris, more commonly known as “the jewel of southwest Maine,” has the largest concentration of precious gems per cubic mile in the world. First settled in 1779, the l a n d w a s c o n s i d e r e d s u p e r i o r fo r pas turage and hay crops , a n d o r c h a r d s w e r e la r g e a n d productive. Mills and wood product manufacturing facilities were built along and around the Little Androscoggin River. South Paris and Woodstock are currently known for being part of the gateway to the western mountains of Maine and all the recreational opportunities in that region. For those seeking to visit Maine’s largest city, Portland, it is just over an hour away while Boston, Massachusetts, is just under three hours via Interstate 95.

ACCESS The property has several points of legal access. The first access is via Main Street (aka Route 219), a state maintained, paved road in excellent condition. This 300+ feet of road frontage provides access (and power) to the house and barns from the south. Additional access is northeast and east of the farmhouse. The first two points are on Churchill Hill Road, one with 740’ and the other with 139’ of road frontage. The third point is on Curtis Hill Road with 255’ of frontage directly opposite the farmhouse. There is also internal access to the property along the RL Cummings Road, a gravel, discontinued town road that runs from Churchill Hill Road to Curtis Hill Road, essentially through the middle of the woodlot. This is a primary access point for forest management activities. The property has well-established internal forestry trails for management and recreational activities. Parcel boundaries are evident in varying forms as painted tree blazes, stone walls and barbed wire.

The home offers convenient in-town location and short distances to enjoyable, regional destinations.

Fountains Land — Specializing in the sale of forestland and rural estates.

The residence is on a paved state highway making access easy.

SITE DESCRIPTION The topography of the property is rolling with slopes generally less than 12%. Soils are comprised of fine sandy loams ranging from somewhat poorly drained to somewhat excessively drained soils that are characterized as deep and stony. The Oxford County Soil Survey characterized the soils as Hermon - Monadnock - Skerry sandy loam soils, which are ”found on glaciated hills and glacial till uplands.” Despite the well-drained soils over much of the property, there are a few poorly-drained areas in the northeastern portion of the lot. A few intermittent streams flow through the southeastern and northwestern corners of the property during spring runoff. Otherwise, these areas tend to dry up for the remainder of the year. 156 acres of the property are covered by a conservation easement with the Western Foothills Land Trust. The forest and trails offer many opportunities for recreation including hiking, snowshoeing, cross country skiing, bird/wildlife viewing and overall peaceful and quiet enjoyment of nature. The open field areas could be easily used to pasture horses with access to forest trails for riding. They could also be converted to orchard or small-scale Christmas tree production. FARMHOUSE

The property includes a large, pre-1900 farmhouse and attached barn, along with an oversized garage. Currently, these spaces are leased, generating $26,125 in gross income in 2016 and $14,607 in net income after utilities and management expenses were paid. However, if so desired, the property can easily be converted back to a single family farm. The farmhouse has a first floor and a second floor apartment, each of which are meticulously kept with very good tenants. The detached, oversized garage also is leased as storage to a local management company for archived business files. The property has been managed by a property management company for many years and, as a result, has been kept in fine condition. A full disclosure of the building conditions is available upon request. The buildings sit on 11.5 acres of fields and forestland that are not under a conservation easement. Located on the outskirts of West Paris, many convenient amenities are nearby, including the local elementary school, markets and services.

Field and forest interface behind the farmhouse and barns.

Trails weave throughout the property for recreation and forestry.

Fountains Land — Specializing in the sale of forestland and rural estates.

TIMBER

The forest supports a mixed species composition of northern hardwoods and white pine/mixed softwood. The forested portions of the property have been managed for decades as a working forest. The property has been in the current family for generations and the management philosophy of thinning over time to promote a healthy forest has not wavered. The property p r e s e n t s m a n y g o o d opportunities for long-term, sustainable timber production. Given the stocking and current forest condition, as well as the terms of the conservation easement, timber is a significant component of the forestland value. A Timber Valuation, updated in April 2017 and based upon a 2013 timber inventory, suggests a Capital Timber Value (CTV) of $168,600 ($899/commercial acre). Volumes are 763 MBF (4.2 MBF/acre) and 3,177 cords (17.5 cords/acre). The Timber Valuation can be seen elsewhere in this report. With a good mix of species and diameters, as well as good soils, continued prudent management will yield immediate and long term financial results within acceptable silvicultural and environmental parameters. A forest management plan was written for the property in 2012 and is available upon request. The last harvest conducted on a portion of the property was in 2013.

Mixed pine and hardwood stand at the edge of the field.

Well-stocked white pine stands with large diameters are found throughout the property.

Fountains Land — Specializing in the sale of forestland and rural estates.

TAX and TITLE INFORMATION The property is comprised of four lots totaling 186± acres, as indicated by tax records. The first lot (30 acres) includes the farmhouse and is identified on the West Paris Tax Map 6 as Lot 74. The second lot is also on West Paris Tax Map 6 and is Lot 45 at 9 acres. The third lot is on West Paris Tax Map 19 and is Lot 32 at 31 acres and the fourth lot is on the Woodstock Tax Map 1 as Lot 16 at 116 acres. All lots make up a contiguous woodlot. Two of the West Paris lots - 32 and 45 - along with lot 16 in Woodstock are covered by a conservation easement with the Western Foothills Land Trust. The property is enrolled in the Maine State Tree Growth current use program. Municipal property taxes in 2016 for the entire property were $4,288.26. The vast majority of the tax ($3,248.51) was for the farmhouse parcel. The property is recorded in several deeds in the Oxford County Registry of Deeds - West Paris Book 3870, Pages 105-107 and Woodstock Books 4455, Page 159 and Book 4557, Page 341. The Conservation Easement is recorded in Book 4799, Page 289. Copies of the deeds, survey, tax bills, tax maps, and other related documents are available upon request. A powerline easement also runs through part of the southern half of the property. CONSERVATION EASEMENT The majority (156 acres) of the property is covered by a conservation easement which is held by the Western Foothills Land Trust, a local land trust located in Norway, Maine. This easement was established in 2005 by the current owner with the purpose of allowing for long-term economic benefits from periodic timber harvesting while conserving and protecting water and soil quality, wetlands and riparian values. It allows for sustained, natural capacity of healthy and vigorous forest growth, with quality agricultural and forest management activities to promote a renewable and healthy forest resource capable of generating revenues over and through time. A copy of the complete conservation easement is available upon request.

Fountains Land 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.

Fountains Land — Specializing in the sale of forestland and rural estates.

Intermittent streams flow through the woodlot.

TIMBER VALUATION

Fountains Land — Specializing in the sale of forestland and rural estates.

Woodstock

Sumner

Paris

GreenwoodWest Paris

Peru

Norway

Bethel

Milton Twp

Buckfield

Rumford

Albany Twp

UV26

UV232

UV219

UV219

High S

t

Greenw

ood Rd Bethel Rd

Rou

te 232

Redding Rd

Main St

South Main St

Gore Rd

Par

k S

t

Tuelltown R

d

Milton R

d

Patch M

tn Rd

Ryers

on H

ill Rd

Mt Mica Rd

Old C

ounty Rd

Dunn Rd

Tuel

l Hill

Rd

Concord Pond Rd

Rowe Hill Rd

Dean R

d

Ellis R

d

North Main St

Rum

ford Av

Kitridge Rd

Abbott P

ond Rd

Richardson Hollow Rd

Morse Hill Rd

Roy Rd

Koskela Rd

Paris H

ill Rd

Crockett R

idge Rd

Ellingw

ood Rd

Sheepskin B

og Rd

Estes Rd

Curtis

Hill

Rd

Perkins V

alley R

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Hob

bs Rd

Acorn Dr

Sumne

r Rd

Fel

t Rd

Bisco Rd Elm

Hill R

d

Porter Rd

Horseshoe Trl

Tower R

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Man

n R

d Billings Hill R

d

Greenwood St

Black M

ountain Rd

Forbes Rd

North Paris Rd

Dud

ley

Rd

Granite Ledge Rd

Lakeside Dr

But

terf

ield

Rd

Morrill Farm Rd

Rosenberg RdD

ecos

ter

Rd

Farr

ar R

d

Patch Mountain R

dB

irch St

Hayes H

ill Rd

Willis Mills Rd

Hick's Ln

Rocky Rd

Maki Ln

Poland Ln

Young Hill R

d

Cushman Hill Rd

Pioneer S

t

Spru

ce Ln

Shed

d R

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Trask Rd

Dolloff Rd

Road Less Traveled

Stone R

d

Farnum Rd

Lazy M Ln

Ful

ler

Hill

Rd

Saunders R

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Pellitier R

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Beaver Wy

Paiges Pl

Martin Rd

Black

broo

k Rd

Perham Rd

Mill

hous

e Ln

Big Island Ln

Old C

ounty Rd

186 +/- AcresWest Paris & Woodstock, Oxford County, ME

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Benson Property

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Benson Homestead & Forest186 +/- Acres

West Paris & Woodstock, Oxford County, ME

WoodstockWest Paris

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Map produced from the best available information including town tax maps, hand held GPS data, aerial photography and reference information obtained from publicly available GIS sources, and the owner. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.

Benson Homestead & Forest186 +/- Acres

West Paris & Woodstock, Oxford County, ME

WoodstockWest Paris

Main St

Maple St

Cur

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Churchill Hill Rd

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Benson Property

Town Line

Town Road

750 0 750375

FeetThis is Not A Survey

Map produced from the best available information including town tax maps, hand held GPS data, aerial photography and reference information obtained from publicly available GIS sources, and the owner. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field.

Dept. of Professional & Financial Regulation

Right Now

ToName of Buyer(s) or Seller(s)

Licensee's Name

on behalf of Company/Agency

Office of Professional & Occupational Regulation

MAINE REAL ESTATE COMMISSION35 State House Station Augusta ME 04333-0035

REAL ESTATE BROKERAGE RELATIONSHIPS FORM

You Are ACustomer

Are you interested in buying or selling resi-dential real estate in Maine? Before youbegin working with a real estate licensee it isimportant for you to understand that MaineLaw provides for different levels of brokerageservice to buyers and sellers. You shoulddecide whether you want to be represented in

a transaction (as a client) or not (as a customer). To assist you in decidingwhich option is in your best interest, please review the following informationabout real estate brokerage relationships:

Maine law requires all real estate brokerage companies and their affiliatedlicensees (“licensee”) to perform certain basic duties when dealing with abuyer or seller. You can expect a real estate licensee you deal with to pro-vide the following customer-level services:

To disclose all material defects pertaining to the physical condi-tion of the real estate that are known by the licensee;

To treat both the buyer and seller honestly and not knowingly givefalse information;

To account for all money and property received from or on behalfof the buyer or seller; and

To comply with all state and federal laws related to real estatebrokerage activity.

Until you enter into a written brokerage agreement with the licensee forclient-level representation you are considered a “customer” and the licen-see is not your agent. As a customer, you should not expect the licen-see to promote your best interest, or to keep any information you giveto the licensee confidential, including your bargaining position.

You May If you want a licensee to represent you, you willneed to enter into a written listing agreement or

Become a written buyer representation agreement. The-se agreements create a client-agent relation-

A Client ship between you and the licensee. As a clientyou can expect the licensee to provide the fol-lowing services, in addition to the basic ser-

vices required of all licensees listed above:To perform the terms of the written agreement with skill and care;

To promote your best interests;

• For seller clients this means the agent will put theseller’s interests first and negotiate the best price andterms for the seller;

• For buyer clients this means the agent will put the buy-er’s interests first and negotiate for the best prices andterms for the buyer; and

COMPANY POLICY ON CLIENT-LEVEL SERVICES —WHAT YOU NEED TO KNOW

The real estate brokerage company’s policy on client-level services deter-mines which of the three types of agent-client relationships permitted inMaine may be offered to you. The agent-client relationships permitted inMaine are as follows:

The company and all of its affiliated licensees represent youas a client (called “single agency”);The company appoints, with your written consent, one ormore of the affiliated licensees to represent you as anagent(s) (called “appointed agency”);The company may offer limited agent level services as adisclosed dual agent.

WHAT IS A DISCLOSED DUAL AGENT?In certain situations a licensee may act as an agent for and

represent both the buyer and the seller in the same transaction. Thisis called disclosed dual agency. Both the buyer and the seller mustconsent to this type of representation in writing.

Working with a dual agent is not the same as having your own exclu-sive agent as a single or appointed agent. For instance, when representingboth a buyer and a seller, the dual agent must not disclose to one party anyconfidential information obtained from the other party.

Remember!Unless you enter into a written agreement

for agency representation, you area customer—not a client.

It is important for you to know that this form is not a contract. The licensee'scompletion of the statement below acknowledges that you have been giventhe information required by Maine law regarding brokerage relationships sothat you may make an informed decision as to the relationship you wish toestablish with the licensee/company.

To Be Completed By Licensee

This form was presented on (date)

by

Office Title Changed 09/2011

To check on the license status of the real estate brokerage company or affiliated licensee go to www.maine.gov/professionallicensing.Inactive licensees may not practice real estate brokerage.

To maintain the confidentiality of specific client information, in-cluding bargaining information.

THIS IS NOT A CONTRACT

MREC Form#3 Revised 07/2006

August 1, 2016Mr. Elwood McLoughlin

Mark Rabon

Fountains Land