Pearly Lake Forest.Pub

PEARLY LAKE FOREST On the shores of Pearly Lake and with sweeping views of Mount Monadnock, this conserved forest offers well-managed timber, a generous building envelope, internal trails and scenic fields.

± 672 GIS Acres Rindge and Fitzwilliam, Cheshire County, New Hampshire Price: $850,000

Fountains Land, an F&W company, 175 Barnstead Road, Suite 4, P.O. Box 25, Pittsﬁeld, NH 03263 Contact: Patrick Hackley ~ [email protected] ~ (603) 435-7428, Ext. 230 ~ Cell (603) 491-3649 www.fountainsland.com PROPERTY OVERVIEW Pearly Lake Forest represents a blended land investment combining homesteading options with a long-term timber investment attribute. The homestead and recreational option includes secluded meadows with exceptional views of the region’s premiere landmark, Mount Monadnock, long property frontage on Pearly Lake and miles of gated internal roads and trails. The forest investment component offers a sustainably managed resource and a source of wealth preservation and future income.

Property highlights include:  Four meadows covering over 50 acres, each with views of Mount Monadnock;  Over 1.5 miles of lake frontage across the water from the Franklin Pierce University campus; Mount Monadnock rises to the north of the property as seen from one of two ﬁelds in the 150-acre building envelope near  Timber value of $585,500; the parcel center.  Protected by a conservation easement allowing one homestead and a dock on the shoreline.

LOCATION Pearly Lake Forest is set on the shores of its namesake lake in southwestern New Hampshire, also known as the Monadnock Region. The area abuts the northern border of Massachusetts and is about halfway between Vermont and the seacoast. The rolling landscape of forests and farms includes small New England villages and numerous lakes and ponds.

The property is in the town of Rindge, a classic northeastern hamlet centered on a village green with a gazebo and steepled church. Franklin Pierce University sits just across Pearly Lake from the property and is the cultural and economic hub of the town. Inns, restaurants and local shops cluster in the village center near the University, while chain eateries and stores are available along the two state highways that bisect the town. Franklin Pierce University sits on a knoll across the lake from the property. The town sits in the southern shadow of Mount Mondanock, the highest point in the county (3,165’ ASL) and considered “one of the most climbed mountains in the world.” With its small town atmosphere, proximity to outdoor activities, and enrichment by the university, Rindge is an appealing place to call home or visit throughout the year. Brattleboro, Vermont, and Interstate 91 are 40 miles to the west. Manchester, New Hampshire, a popular city with outlets, an airport and access to Interstate 93, is 50 miles to the northeast. Boston, Massachusetts, is 70 miles to the southeast.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. SITE DESCRIPTION The property’s topography offers an interesting mix of flat, gently rolling and hilly terrain. The variable terrain makes it suitable for an equally diverse range of land uses - continued long-term forestry, recreation (fishing, hunting, wildlife viewing, paddling), small scale agriculture and residential development. Soils are mostly of a well-drained, glacial origin (sandy/ gravelly) conducive to growing good quality pine and oak, as well as medium-quality hardwoods, such as maple and birch.

Several fields of varying sizes grace the forest. Some of these fields were recently re -established by the current and previous owners after decades of abandonment, having first been cleared in the early 19th century for livestock and agriculture. The granite stone walls bordering the fields Many of the ﬁelds are lined with historic stone walls, such as the serve as a lasting reminder of the hard- ﬁeld on the northeastern boundary along Ingalls Road. scrabble lives of early New Hampshire settlers.

There is a total of 55 acres of field on the property. In the northeast corner of the tract, there is an 11.3- acre field, which was cleared in 2005 and fronts Ingalls Road. An 8.9-acre field, cleared in 2006, is a short distance to the south, adjacent to Bowers Hill Road on the eastern boundary. Two more fields, one 10.5 acres and the other 24.4 acres, were cleared in 2008. These two open areas are on two small “plateaus” and offer outstanding views of Mount Monadnock to the north. These fields are within the 150-acre designated building envelope, providing opportunity for building a home with a breathtaking view.

The conservation easement on the property allows for a 5-acre home site to be located within a specific 150-acre “building envelope” on the two gentle knolls described above and noted in the maps at the end of this report. Nearby, aesthetics are enhanced by the stone walls that line sections of the fields, and the form of solitary Mount Monadnock provides a stunning backdrop for a year-round or vacation home. Access to the building envelope is primarily via the main access road from the southeast, though access is also available via Bower Hill Road from the northern end of the parcel.

View of Mount Monadnock from one of the ﬁelds within the building envelope.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. WATER RESOURCES Water bodies ranging from open water wetlands and small brooks to beaver-controlled ponds and the shining waters of Pearly Lake provide additional charm to an already scenic property.

Pearly Lake (also known as Pearly Pond) is a 192- acre lake with some shoreline homes along the western and southern shoreline. The eastern shoreline, some of which is owned by Franklin Pierce University, remains largely undeveloped.

The lake is 17 feet at the deepest point and averages 7 feet deep throughout. The Franklin Pierce beach is open to the public and there is a lifeguard on duty on most summer days. Boating of all kinds is allowed, although there is no public boat access. For fishing enthusiasts, the pond supports a variety of warm water fish including One of two small ponds with water levels maintained at largemouth bass, chain pickerel, yellow perch, the discretion of the beavers. horned pout and others.

Sections of the property shoreline appear suitable for constructing a dock for swimming and boating. A dock is allowed in the conservation easement.

Wetlands account for 54 acres of the property, including the two beaver ponds (8-10 acres in total). The ponds and associated bog areas offer excellent habitat and a great place to view a variety of wildlife and waterfowl.

A recommended course of action for the next owner would be to construct a trail leading down to Pearly Lake from one of the interior fields.

Two year-round brooks course through the forest, providing additional habitat and scenic value.

The property’s forest shore as seen from Pearly Lake’s eastern side.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. TIMBER RESOURCE Timber data in this report are based on a monumented and comprehensive timber inventory, conducted in March 2017. 86 points were sampled (1 plot per 6.8 commercial acres), covering a 522’ X 522’ grid using a 15-factor prism. Sampling statistics are ±17.9% standard error for sawlog products and ±11.5% for all products combined at the 95% confidence interval, figures within industry standards. The timber data reveals a total sawlog volume of 3,954 MBF International ¼” scale (6.7 MBF/ commercial acre) with 11,193 pulpwood cords (19.0 cords/commercial acre). Combined total commercial per acre A quality stand of red oak and mixed hardwoods after a volume is 32.4 cords, a figure above the thinning in 2005. These same trees have likely grown another regional average. Stumpage values were inch or more in diameter since this last thinning. assigned to the volumes in March of 2017, producing a property-wide Capital Timber Value (CTV) of $585,500 ($873/total acre). A quality stand of red oak and mixed hardwoods after a thinning in See the Timber Valuation in this report for 2005. These same trees have likely grown another inch or more in details. diameter since this last thinning.

Species Composition: The species composition is split nearly equally between softwood (51%) and hardwoods (49%). Species composition for all products combined offers a diverse mix and is led by white pine (32%), followed by red maple (26%), hemlock (15%), red oak (8%), and the birches (7%), with other commonly associated hardwoods, spruce/fir and red pine comprising the balance. The sawlog volume breakdown consists largely of white pine (51%), red maple (18%) and red oak (10%). This species composition is well-suited as part of a long-term timber investment, with solid markets regionally for all products and species growing on the land.

Stocking and Stem Quality: Forest density is generally represented by fully stocked stands covering most of the acreage, with some areas overstocked. The average Basal Area (BA) is 113.7 ft2 on 213 stems/acre. Acceptable Growing Stock (AGS) BA is 77.1 ft2, a level which can nearly fully occupy the growing space upon thinning of the lower quality stems.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. TIMBER RESOURCE (continued) Sawlog Value/ Thinning History: Sawlog value is largely dominated by white pine (42%), red oak (25%), and red maple (19%), with the balance comprised of common associates for the area.

Since the tenure of the current owner began in 2006, no silvicultural activity has been conducted, with the exception of expansion of the meadows to their original footprint as indicated on the maps. Silvicultural activity was conducted by the previous ownership roughly 15 years ago. Based on current stocking levels, thinning activity can occur at any time.

Diameter Distribution: Average diameter for all products combined is 15.0”, while the average sawlog diameter is nearly 16.0.” Most age classes are well represented providing a fairly balanced forest structure and sustainable yield over time.

Average diameter for the three major species is: white pine 19”, red oak 15.5”, and red maple 15”.

Sugar maple-lined internal access road.

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

TIMBER VALUATION

Fountains Land Inc — Specializing in the sale of forestland and rural estates. ACCESS The main entrance is from the south via Bowers Hill Road, an unmaintained Class VI road. Shortly after a gate along this road, a gravel spur on the right leads into one of the interior fields. After the spur, Bowers Hill Road turns right, providing interior access to a second field within the 150-acre building zone, before connecting to Ingalls Road to the north.

Ingalls Road frontage offers town- maintained access from the north through a small field, while another gravel road accesses the southwest corner directly off Route 119.

All of the internal roads have recently been re-designated from Class VI to Class A Trails whereby the public has pedestrian rights, but no vehicular Shortly after this farmhouse on town-maintained Ingalls Road, the access is permitted. The entrance to parcel frontage begins on the left, where another gravel road each trail is kept gated by the landowner. provides direct access. The road is kept gated by the owner.

CONSERVATION EASEMENT Almost the entire property is protected by a conservation easement that provides for one 5-acre house site within a 150-acre zone (see the topographical map at the end of this report with the zone highlighted). There is a 6-acre parcel in neighboring Fitzwilliam, which is not part of the easement. The easement also provides for construction of a dock along frontage on Pearly Lake. The easement has no specific mention of public recreational rights, so posting is permissible. The easement is recorded in the Cheshire County Registry of Deeds in Book 1447, Page 154.

TAXES, ACREAGE AND TITLE Municipal property taxes in 2015 were $874 for the Rindge parcel (Map 09, Lot 13), which is enrolled in New Hampshire’s Current Use Tax Program, $6 for one conserved Fitzwilliam parcel (Map 16, Lot 3), and $393 for a second, non-conserved Fitzwilliam parcel (Map 12, Lot 44) not enrolled in Current Use.

There is no formal survey available. Rindge and Fitzwilliam tax maps indicate a total of 721 acres. The deed lacks complete acreage references but GIS map acres total 672. For purposes of marketing, the GIS acres serve as the primary reference.

The property is owned by Pearly Lake Forest, LLC and the deed is recorded in Book 2361, Page 959 and Book 2499, Page 467 in the Cheshire County Registry of Deeds.

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.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. Locus Map fountains Pearly Lake Forest 672 GIS Acres Rindge & Fitzwilliam, NH

Portland

d Up Do R 95 oe Rd O y per Jaffrey Rd ld D o Adirondak State Park ub Tr O li B Rd 89 n on d xb ney Rd l y R o d O Pearly Lake Foreste w C d Concord r all Cornish

R aig R V d d 93 Korpi Rd ge Rd Albany 91 MonadOld Dublin R Pa

S d d Boston h R T a nock Dr k 90 r e d o r n y o Noone R Catskill State Park

R d G P d il Parker Rd . s e d R d k n o i R i n l d y b n R r e u 87 r D d o f f h a Rd Mccoy Rd T J Sharon Rd. 95 ld ery rm Rd O T Fa Em own Farm Rd Town L e r h d d D tine R R n ll t w i n Pr e R Marlboro Rd H a i ry octor Rd tv d w B s o St re l k C Dort St e oc Hadley g n i d a d B on M Nutti ng R Jaffrey Center ness Rd Rd y High Bullard Rd Hark le d Stt Rd a S Troy d H t Jaffrey Center ing c d O e telle R pect St tt l p S Rd R u d s o Q u ry Saw N S o . ar m Pr Heath Rd Sa Pros M ia h ll a a i n r i dy L n w m R Jaffrey o nta z Old Fitzwillia d n Mill Rd u in t Stratton S o i R R Fit t d n d S M F ond Rd p zgerald Dr o a P e H u r d Hillcrest Rd G ilmo t G Lacy R o h Rd Bowkerville d w Rd S R d a ill t Gap Mtn Rd ls r H l ga d t Bowkerville In H i Wit Jacquith R ll R S Squantum d q Squantum Rd u Prescott Rd d a n Cheshire n o tum P R Rockwood U d d p County d o p Michigan Rd o Rd R n er An e w T p tt Sc I o k ro ng R c y R al d ott P o l Lo d Jaffrey s R R d Ol d . d R Jaffrey Rd nd ond Rd u Old Coach Rd Fitzwilliam bo Woodmere Ln d M oo o W d Fitzwilliam F u d R Tem plet on T u n l t ox Run d a R la e Rd F s n m i w o n the m H R M a h i c ll d T i R Colleg r u R d r ia Rd n W D Rd b pk e ch e m st Ma h i r c R u T ir w d e B Dr s E m in St p Col I d l Rd Jay l L p d West Rindge w R a le R k e d t No. 4 Rd l n e o e Rindge Rindge N a R n R b d d m e T A l l k d p O Perry Rd o a Webb Hi d L k H R on Hunt Hill RdTodd Hill Rd st W School St Cutter Hill l Thomas R a Thomas y Rindge o d d R R R Rd G s k th St y n o o r War i M d e ren Hill o d b r n Rd ain St a b t B r No

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R P r R East Rindge o d Rand L H Rand Rd d o Jones Corner d we R v n d Pierce Rd i lle Rd to Sandy Ho g R llow Rd lin Tico R Wel c Old T a n o H m pk Rd d o R ub n d ba o R rd Hill Rd M DamonDamon Rd l t a s Howeville Rd Howeville t a s State Line i E Pearly Lake Forest rr o Harrisville F State Highway 202 Town Road

Other Worcester Bullardville Public Land County Winchendon Springs Town Boundary

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6+/- ac Lot NOT Included in Easement Acreage

1 19 Rd Bem n is T v er a Bo we Pearly Lake Forest rs H i ll R

Building Envelope d ll Rd Pearly_GATES ba Kim State Town Maintained Class VI - Unmaintained Class A Trail Private Road Town Boundary

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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 NHGC. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field. Pearly Lake Forest fountains 672 GIS Acres Rindge & Fitzwilliam, New Hampshire

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6+/- ac Lot NOT Included in Easement Acreage

1 19 Rd Bem n is T v er a Bo we Pearly Lake Forest rs H i ll R

Building Envelope d ll Rd Pearly_GATES ba Kim State Town Maintained Class VI - Unmaintained Class A Trail Private Road Town Boundary

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A Feet This is Not A Survey

Types of Brokerage Relationships commonly practiced in New Hampshire

SELLER AGENCY (RSA 331-A:25-b)

A seller agent is a licensee who acts on behalf of a seller or landlord in the sale, exchange, rental, or lease of real estate. The seller is the licensee’s client and the licensee has the duty to represent the seller’s best interest in the real estate transaction. BUYER AGENCY (RSA 331-A:25-c)

A buyer agent is a licensee who acts on behalf of a buyer or tenant in the purchase, exchange, rental, or lease of real estate. The buyer is the licensee’s client and the licensee has the duty to represent the buyer’s best interests in the real estate transaction.

SINGLE AGENCY (RSA 331-A:25-b; RSA 331-A:25-c)

Single agency is a practice where a firm represents the buyer only, or the seller only, but never both in the same transaction. Disclosed dual agency cannot occur.

SUB-AGENCY (RSA 331-A:2, XIII)

A sub-agent is a licensee who works for one firm, but is engaged by the principal broker of another firm to perform agency functions on behalf of the principal broker’s client. A sub-agent does not have an agency relationship with the customer.

DISCLOSED DUAL AGENCY (RSA 331-A:25-d)

A disclosed dual agent is a licensee acting for both the seller/landlord and the buyer/tenant in the same transaction with the knowledge and written consent of all parties.

The licensee cannot advocate on behalf of one client over another. Because the full range of duties cannot be delivered to both parties, written informed consent must be given by all clients in the transaction.

A dual agent may not reveal confidential information without written consent, such as: 1. Willingness of the seller to accept less than the asking price. 2. Willingness of the buyer to pay more than what has been offered. 3. Confidential negotiating strategy not disclosed in the sales contract as terms of the sale. 4. Motivation of the seller for selling nor the motivation of the buyer for buying.

DESIGNATED AGENCY (RSA 331-A:25-e)

A designated agent is a licensee who represents one party of a real estate transaction and who owes that party client-level services, whether or not the other party to the same transaction is represented by another individual licensee associated with the same brokerage firm.

FACILITATOR (RSA 331-A:25-f)

A facilitator is an individual licensee who assists one or more parties during all or a portion of a real estate transaction without being an agent or advocate for the interests of any party to such transaction. A facilitator can perform ministerial acts, such as showing property, preparing and conveying offers, and providing information and administrative assistance, and other customer-level services listed on page 1 of this form. This relationship may change to an agency relationship by entering into a written contract for representation, prior to the preparation of an offer.

ANOTHER RELATIONSHIP (RSA 331-A:25-a)

If another relationship between the licensee who performs the services and the seller, landlord, buyer or tenant is intended, it must be described in writing and signed by all parties to the relationship prior to services being rendered.

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