REDINGTON NORTH FOREST a Significant Timberland Investment, Featuring Spruce/Fir, Northern Hardwoods, an Extensive Road Network, and Long-Term Asset Growth Potential

REDINGTON NORTH FOREST A significant timberland investment, featuring spruce/fir, northern hardwoods, an extensive road network, and long-term asset growth potential.

9,984 +/- GIS Acres Redington, Franklin County, Maine

Price: $3,730,000 Reduced from $4,500,000

Fountains Land Inc, 175 Barnstead Road, Suite 4, P.O. Box 25, Pittsfield, NH 03263 Contact: Patrick Hackley ~ patrick.hackley@fountainsamer ica.com ~ (603) 435-7428, Ext. 230 ~ Cell (603) 491-3649 www.fountainsland.com LOCATION Redington North Forest is located in western Maine, between Rangeley, Stratton and the Carrabassett Valley, an area well known for its scenic lakes, forested mountains and abundance of outdoor recreational activities.

Just six miles to the east of the parcel lies the town of Rangeley, a long-time fishing and boating destination, famous for its vast chain of lakes including Rangeley, Cupsuptic, Mooselookmeguntic, Upper Richardson and Lower Richardson Lakes. Less than 10 miles to the north is Stratton, located on the shores of Flagstaff Lake, another premier lake of the region.

For decades, Redington North Forest has supported a thriving forest products Redington North is located within western Maine’s scenic industry with sawlogs, pulpwood and fiber Rangeley Lakes Region, and is supported by an abundance for the numerous wood markets in the of forest products markets and a skilled logging workforce. area. These include several softwood and hardwood sawmills, as well as low grade markets in the form of chipping facilities, biomass plants and paper mills, all located within a few hours’ drive.

Western Maine is home to a skilled logging and forest products trucking workforce that offers landowners a host of services from harvesting and hauling to road repair, maintenance and construction.

ACCESS/BOUNDARIES Legal access is provided via two gravel roads, one from the north and one from the west, both originating off US Route 16 between the villages of Rangeley and Stratton.

Nash Stream Road (the northern access road) serves as the main haul road under a crossing agreement with an adjacent timberland investment company (please see maps). The unmarked road entrance is directly across from the Coplin Plantation historical schoolhouse on the south side Route 16. At the 3.5 mile mark, there is an intersection. The right hand fork, known as West Branch Road, parallels the West Branch of Nash Stream, and continues An extensive network of all-season gravel roads exists for another mile before crossing onto the on the property and offers excellent access for long- subject parcel. The left hand fork continues for term timber management. another half mile, crosses over the Skunk Branch, to an intersection. The right hand turn becomes Black Nubble Road and leads into the property center. Approximately a mile from this turn on the left is Nit Picking Ridge Road, which leads to the Middle East Road and the upper slopes of Crocker Mountain and the Redington Pond Range.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. ACCESS/BOUNDARIES (CONTINUED) A secondary deeded access approaches Redington North from the west through Dallas Plantation Acreage Summary Acreage Acreage Totals township via Oddy’s Road off Route 16, just a few miles north of Rangeley. This Type < 2,700’ ASL > 2,700’ ASL road continues east for approximately 3.5 miles, connecting to Quill Hill Road which Forest 6,687 3,007 9,694 then enters the northwest corner of the Landings 70 3 73 property. Roads 153 5 158 Redington North has over 23 miles of all- Wetlands 52 7 59 season gravel roads and another 3.5 miles of winter road. Many of the roads TOTALS 6,962 3,022 9,984 are constructed of shale-based stone, and extend into the property’s upper reaches and valleys to facilitate landscape-level forestry. Three shale pits exist on the property providing ideal road surfacing material; shale breaks readily when excavated and packs well on road surfaces.

Parcel acreage is not indicated in the deed history and no survey is available. Tax records indicate 10,989 acres; however, this acreage includes a ±735-acre parcel to be retained and become part of the adjacent Dallas Company ownership. Excluding the acres to be retained, the subject parcel calculates to 9,984± GIS map acres. All of the maps and timber data in this report are based on the 9,984 GIS calculated acreage, which has been field checked (in association with the timber inventory) and cross- referenced using aerial photography, the Maine GIS data bank, and other map sources provided by the ownership. This acreage and associated maps are NOT survey accurate and thus acreages may be unreliable. Therefore, buyers should not rely on them to precisely locate deeded boundary lines in the field. Property boundaries are in fair condition and exist as yellow and/or red painted tree blazes. Boundaries along the south and west summits are faint due to high elevation conditions.

SITE DESCRIPTION Redington North’s terrain varies widely from moderate, rolling slopes, punctuated by small Above: A section of the upper West Branch Road, plateaus, to steep mountainous terrain above 3,000’ part of the 23-mile internal road network, which in elevation. The parcel is distinguished by a benefits from the property’s three shale pits. prominent, cone-shaped mountain called Black Nubble which rises up from its center. The Redington Pond Range and the lower slopes of Crocker Mountain define the parcel’s eastern border that, along with Black Nubble, form the main watershed for Nash Stream, a tributary of the Dead River. The south face of Black Nubble feeds another stream—the West Branch of Nash Stream which winds its way through the parcel’s western section.

Forest soils are mostly of well-drained, glacial till composition which favors northern hardwoods, red spruce and balsam fir. Pockets of poorly-drained soil are limited to stream valleys, lower mountain slopes and the borders of drainage swales. With the exception of these areas, the majority of terrain and soil types are suitable for year-round harvesting operations. A comprehensive soil survey map and soil description was developed in 2003, as part of the adjacent ownership’s Redington Mountain Wind Power proposal, and are available in the Fountains website data room.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. LAND USE REGULATION COMMISSION All forestry and development activities in Redington North Forest fall under the jurisdiction of the Land Use Regulatory Commission (LURC).

LURC was created by the Maine Legislature in 1971 to serve as the planning and zoning authority for the state’s townships, plantations and unorganized areas. The Commission has land use regulatory jurisdiction over these areas because they have no form of local government to administer land use controls, or they have chosen not to administer land use controls at the local level. For more information about LURC, go to www.maine.gov/doc/lurc/about.html.

The entire western slope of Crocker Mountain (4,168’ ASL) is contained within Redington North Forest. The property’s high elevations offer sweeping, long-distance views of western Maine’s mountains, winding riv- ers and vast lakes that stretch to the horizon in all directions. Given its regional location and mountain character, Redington North is a timber investment enhanced with significant recreational qualities.

Timber Harvesting: About two thirds of the parcel acreage falls within LURC’s “General Management Subdistrict” (M-GN) which is compatible with long-term forestry practices in accordance with state forestry laws, including Best Management Practices for erosion control and water quality.

The remaining third of the parcel acreage falls within LURC’s “Mountain Area Protection Subdistrict” (P-MA). Although primarily meant for areas that are above 2,700’ ASL, it can also include areas below that elevation if similar physical and vegetative conditions exist.

The purpose of the P-MA subdistrict is to regulate land use activities in mountain areas in order to limit soil erosion, protect water quality, and preserve scenic values and recreational opportunities. Timber harvesting and road-building has occurred within the property’s P-MA subdistricts under an existing approved LURC permit. A softwood thinning was conducted in the P-MA subdistrict last winter leaving good spacing in the residual pole stand.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. TIMBER RESOURCE Redington North Forest is a long-established timberland investment property whose performance will be measured by asset appreciation over the coming decades. Dominated by red spruce and balsam fir growing on well-drained upland sites, the investment is positioned for strong physical growth, product shifts, and stumpage price appreciation. The latter provide the opportune buyer an advantage as current low stumpage prices are poised for appreciation as demand for structural timber rebounds during the next building cycle. Additionally, pulpwood and other low-grade product prices will inevitably rise as pressure builds to supply the region’s growing alternative fuel markets (pellet, bio-fuel and wood-fired electric power facilities). Above: Redington North Forest contains vast stretches of young spruce/fir stands, well positioned for robust With low annual taxes and a fully-developed appreciation. road infrastructure (over 23 miles of gravel roads), the forest represents a low maintenance and low risk investment for the patient long-term investor.

2009 Timber Inventory: Timber information in this report is based on an April 2009 timber inventory conducted by Fountains Forestry, using random point sampling with 594 BAF 10 factor points taken. The MultiCruise Program was used to process the timber data. Sampling statistics are favorable with ±6.92% for all products combined and ±12.86% for sawlogs at the 95% confidence level.

One year of growth has been applied to inventory volumes using US Forest Service FIA growth Hardwood vs Softwood rates for Maine as follows: hardwood pulpwood as % of Total Volume 2.38%, softwood pulpwood 1.85%, hardwood sawtimber 2.86%, and softwood sawtimber 2.02%. The resulting volume is 17.084 million board feet (1.8 MBF/commercial acre) and 56,134 Hardwood pulpwood cords (5.8 cords/commercial acre). 49% Total volume per commercial acre is 9.32 cords. When considering total volume, the data reveals a forest that is evenly split between softwood and Softwood hardwood species (Figure 1). 51%

Timber graphics presented in this report are based on the original inventory data and not the volumes adjusted for growth. Growth adjusted volumes and corresponding values are Figure 1: Total species composition is nearly evenly summarized on the Timber Valuation on the split between spruce/fir and the hardwoods. following page. Capital Timber Value (CTV) has been set at $2,986,000 ($299/ac), a figure that represents 80% of the asking price, leaving a residual land value of $74/acre. The purchase price to capital timber ratio (PP:CTV) is set at 125%.

Complete timber inventory data, as well as other property information is available in the Fountains Data Room located at the fountains land website - access code is “blacknubble.”

Fountains Land Inc — Specializing in the sale of forestland and rural estates. REDINGTON NORTH FOREST Timber Valuation Prepared By FOUNTAINS FORESTRY INCORPORATED

Redington Township, Franklin Co., ME 9,984 Acres 5/1/2009, Updated 10/8/09, Updated 2/9/10 9,694 Commercial Acres

Species Volume Unit Price Range Total Value MBF/CD Low High Likely Likely Sawtimber - MBF (International 1/4") Spruce/Fir 13,245 73.00 125.00 112.24 1,486,695 Sugar Maple 647 175.00 275.00 249.81 161,615 Yellow Birch 518 180.00 280.00 258.18 133,865 White Birch 561 75.00 125.00 113.88 63,843 Hardwood Tie Log 1,215 20.00 36.00 32.49 39,473 Sugar Maple Tie Log 598 25.00 40.00 34.76 20,803 Cedar 71 70.00 110.00 100.00 7,147 Red Maple 85 55.00 100.00 80.00 6,827 Aspen 79 30.00 50.00 45.00 3,570 Hemlock 50 31.00 50.00 45.00 2,256 White Pine 13 90.00 165.00 150.00 1,912 Pulpwood - Cords Hardwood 34,462 11.00 20.00 16.48 567,924 Spruce/Fir 18,132 14.00 26.00 23.79 431,367 Aspen 2,205 15.00 24.00 21.88 48,260 Cedar 1,272 5.00 9.00 8.00 10,177 Hemlock 29 8.00 16.00 12.57 359 Pine 34 6.00 11.00 9.70 326

Totals Sawtimber Total 17,084 MBF $1,928,006 Sawtimber Per Acre 1.711 MBF $193 Sawtimber Per Comm. Acre 1.762 MBF $199 Cordwood Total 56,134 Cords $1,058,413 Cordwood Per Acre 5.6 Cords $106 Cordwood Per Comm. Acre 5.8 Cords $109 Total Per Acre $299

Low High Likely Total Value $2,464,000 $3,177,000 $2,986,000

BASED ON A STRATEFIED CRUISE BY FOUNTAINS FORESTRY CONDUCTED DURING APRIL AND MAY, 2009 RESULTING IN 594 10 BAF PLOTS One year's growth applied to inventory volumes using the following rates (calculated from FIA data): HW Pulpwood 2.38%, SW Pulpwood 1.85%, HW Sawtimber 2.86%, SW Sawtimber 2.02%,resulting in a standard error of ±6.92 for total volume and ±12.86 for sawlog volume The volumes and values reflect estimated total capital value of merchantable timber. The volumes and values are not a liquidation value. Prices are averages for the area and are adjusted to reflect, access, quality and operability of the site. Unit Values are a weighted average for areas below 2700' and above 2700'. Values above 2700' reflect decreased operability and P-MA LURC zoning TIMBER RESOURCE (CONTINUED)

Total Volume: Species composition supports a mixedwood Total Volume by Species Aspen Other Softwood Other Hardwood type, dominated by spruce and fir, with a 2% Red Maple 3% 1% developing birch and maple component. 5% Softwoods (comprised of nearly all spruce/fir) Sugar Maple represent 51% of total volume with a mix of 11% hardwoods representing the 49% balance Spruce/Fir (Figure 1). While spruce and fir dominate 50% species composition, developing birches and Yellow Birch maples together comprise 44% of total volume 12% (Figure 2).

Sawlog Volume: White Birch As depicted in Figure 3, sawlog volume largely 16% consists of spruce and fir, which account for 78% of total sawlog volume. Figure 2: Spruce and fir dominates total volume, while the birches and maples together account for much of the As a structural timber product primarily used in balance (44%). the housing and general construction markets (combined with excellent regional sawmill outlets), strong appreciation for these softwood species is anticipated over the coming decade. Complementing this resource is a young birch and maple component, well adapted to the property’s soils and climate conditions.

Sawlog Volume by Species

White Birch Red Maple Other Softwood 6% 2% 1% Yellow Birch 6% Sugar Maple 7%

Spruce/Fir 78%

Figure 3: Sawlog volume is dominated by spruce/fir.

The majority of spruce/fir stands on Redington North Forest are in the pole size category.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. TIMBER RESOURCE (CONTINUED)

Volume Sawlog Value: Sawlog Volume vs Value Figure 4 portrays sawlog volume vs. Value value, indicating that spruce/fir holds 90% most of the forest’s sawlog CTV. With 80% all sawlog species combined, their 70% value comprises 65% of total CTV, 60% representing a reasonably high sawlog 50% value to total CTV ratio. 40% 30% Diameter Distribution: 20% While diameters are well represented 10% across the size spectrum, the majority 0% of stems are pole-size, with average Spruce/Fir Sugar Maple Yellow Birch White Birch Misc. DBH for all products combined at roughly 9.” Sawlog DBH average is nearly 10.5” (see figure 5). This Figure 4: Spruce/fir holds the majority of sawlog CTV. diameter distribution indicates that, Sawlog Diameter Distribution Total although the forest is decades from Sawlog maturity, its mostly pole-sized resource will benefit from the value- 12000 added process of product shifting— 10000 e.g. pulpwood into sawlogs. 8000 Figure 6 portrays the sawlog diameter distribution for the three main specie 6000 types, with average spruce/fir DBH at Cords 9.5” and both the maples and birches 4000 at just under 12.” 2000

Stocking: 0 The timber data reveal a forest-wide <=56 7 8 9 10111213141516171819+ basal area of 52.2 ft2, a stocking level Diameter that is below the optimum level for full site utilization. As the forest contains Figure 5: The abundance of stems in the 5” to 11” diameter a diverse mix of stand types, many classes reveals a forest in the asset appreciation phase. areas are fully stocked, while recently harvested units are generally under- Sawlog Diameter Distribution Spruce/Fir stocked. for 3 Dominant Species The Maples The Birches Stem quality is average for the region, 2500 while growth rates for the softwoods are superior given the forest soils that 2000 are predominately well-drained upland 1500 sites.

MBF 1000

500

0 Figure 6: High demand species 7 8 9 10111213141516+ dominate the sawlog component with much of this resource in a developing Diameter stage.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. TIMBER RESOURCE (CONTINUED) Harvest History: The table at the right details the current stand Forest Type Harvest History structure and general species composition to Type Acres Harvest Year Acres provide a better understanding of Redington Hardwood Poles 1,160 1-5 Years 2,500 North’s harvest history. Hardwood Sawtimber 838 5-19 Years 3,976 As evidenced on the photo below and the Mixed Saplings 100 10-20 Years 756 Forest Type & Harvest History map contained in this report, the forest has experienced a Mixed Poles 4,147 20+ Years 2,462 long, resilient history of growth, harvest and Mixed Sawtimber 887 TOTAL 9,694 regeneration. Although not intended to be a precise type map, the Forest Type & Harvest Softwood Poles 1,053 History map offers the investor a general Softwood Sawtimber 521 classification of forest age classes and the associated year of harvest. TOTAL 9,694

A bird’s eye view looking northward along the Middle East Road system of Redington North Forest. The broad slopes of Crocker Mountain loom in the upper right corner of the photo. Photo taken just prior to spring leaf-out.

Fountains Land Inc — Specializing in the sale of forestland and rural estates. PROPERTY TAXES, TITLE & DEED Redington North (Tax Map #FR005) is enrolled in the State of Maine’s Tree Growth Tax program - a municipal tax based on the land’s productivity to grow timber, rather than the fair market value. 2008 Tree Growth taxes were $11,749.13 on 10,989 taxed acres or $1.07/acre. It should be noted that this acreage includes the 735-acre parcel that will be retained by the ownership after the sale. New taxes (based on 9,984 GIS acres) will be approximately $10,683.

The Tree Growth tax rate is calculated for each county from tree growth rates measured by the U.S. Forest Service. This makes for a much lower property tax (in most cases). If the land has little potential for any use besides timber, the tax savings may be very small or not at all. The higher the property values in the town, the greater the savings. For more information, contact the Maine Forest Service at (207) 287- 2791 or go to www.maine.gov/doc/mfs/ woodswise/text/growth.html.

Commercial Forestry Excise Tax Maine landowners of 500 acres or more of commercial forest land are subject to a Commercial Forestry Excise Tax (CFET). The purpose of the tax is to partially offset the costs of forest fire protection provided by the Maine Department of Conservation. Nash Stream runs through the forest and serves as the drainage The 2008 CFET for Redington North for all terrain east of the Black Nubble. Forest was approximately $4,143.

Redington Mountain Wind Power Easements Redington Mountain Wind Power LLC (RMW), a private wind power company based in Yarmouth, Maine, owns two adjacent parcels along the southern boundary - a 496-acre parcel on the summit of Black Nubble, and a 517-acre parcel encompassing a portion of the Redington Pond Range. The two parcels have crossing rights over existing Redington North Forest roads and pre-designated areas where access roads and transmission lines could be built should a wind power project be approved by LURC. These rights and easements are compatible with long-term forest management activities and described in a series of deeds and documents that can be found on Fountains’ website data room. Password is blacknubble. RMW rights and easements through the property are detailed on the attached property maps. Additional information about the RMW wind power proposal can be found via Google Search: “Redington Wind Farm Development Application.”

The property is owned by the Dallas Company whose deed is recorded at the Franklin County Registry of Deeds, Book 1496, Pages 212.

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.

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Map produced from information provided by Owner, a site plan prepared by DeLuca-Hoffman Associates, Inc. titled "Redington Wind Farm Project Base Map With LURC Zones", aerial photography, GPS and reference information obtained from ME GIS. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field. Redington North Forest fountains 9,984 GIS Acres q Redington Township, Maine

Broad Forest Types Cutting History Hardwood Poles Approximately 1-5 Years Ago Hardwood Sawtimber Mixedwood Saplings Approximately 5-10 Years Ago Mixedwood Poles Approximately 10-20 Years Ago Mixedwood Sawtimber Approximately 20+ Years Ago Softwood Saplings Softwood Poles Softwood Sawtimber NOTE: Forest types were delineated in an effort to assist investors in better understanding stand dynamics found on the property. However, type determinations are based on broad type definitions and are not based on stand level data.

Property Boundary Access Gravel Road Seasonal Road Non-Forest Types 2700 Foot Elevation Wetland Road Landing

5,0002,500 0 5,000 This is Not A Survey Feet Map produced from information provided by Owner, a site plan prepared by DeLuca-Hoffman Associates, Inc. titled "Redington Wind Farm Project Base Map With LURC Zones", aerial photography, GPS and reference information obtained from ME GIS. Boundary lines portrayed on this map are approximate and could be different than the actual location of boundaries found in the field. Redington North Forest fountains 9,984 GIS Acres q Redington Township, Maine

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