mud hill camp - fountainsland.com

Price: $660,000

503 Tax Acres Santa Clara, Franklin County, New York

Adjacent to thousands of acres of public land, the recreational opportunities on this property are expansive

and are enhanced by a custom log lodge and a well-stocked forest resource.

MUD HILL CAMP

Fountains Land Inc., 1810 Route 9, Suite 2, Lake George, NY 12845 Contact: Todd Waldron ~ [email protected] ~ (518) 668-5880 ~ Cell (518) 926-8734

Herb Boyce ~ Northwoods Forest Consultants ~ [email protected] ~ (518) 569-0137 www.fountainsland.com

OVERVIEW Mud Hill Camp is a classic, Meacham Lake region family estate with an expansive forest land base adjacent to thousands of acres of state easement lands. Located 12 miles north of Paul Smiths, New York, along Route 458, Mud Hill Camp boasts a comfortable, custom lodge featuring traditional Adirondack style, appointments and furnishings. It could serve equally well as a private weekend estate, a large recreational property or a turn-key deer hunting club. Highlights include:

A custom-crafted, Adirondack-style, 1,700-square-foot lodge with a classic floor-to-ceiling granite fireplace, open great room, cathedral ceilings and fir siding and log work that was milled on site;

Numerous outbuildings including a spacious storage building for equipment and a garage with a cherry-finished loft that can be used as additional living space for residents or guests;

Multiple wildlife food plots, miles of ATV and hiking trails and direct proximity to the conservation-easement-protected Santa Clara Tract, significantly widening deer hunting and recreational opportunities well beyond the property bounds;

A maple, birch, cherry and spruce/fir sawtimber resource that has been carefully managed over the past two decades, offering periodic harvest revenue and steady value growth for the next ownership.

LOCATION Santa Clara is a classic Adirondack community which has attracted generations of families for weekend camp getaways. Nestled along the East Branch St. Regis River, this scenic corner of the Adirondacks is a mosaic of historic hunting clubs, family estates, conserved timberlands and endless brook trout ponds and streams. Outdoor enthusiasts flock to this part of the Adirondacks to enjoy hunting, fishing, snowmobiling, ATV riding and hiking. Well-known sporting clubs such as the Buckhorn Club, the East Branch Club, the St. Regis Club and ‘As Long as We Live’ Club have long enjoyed outdoor recreation on the neighboring Santa Clara Easement Tract. This sprawling adjacent tract now allows public access, opening the door for the next owner of Mud Hill Camp to explore thousands of acres of neighboring mountains and forests, while having a private enclave to retreat back to at the end of the day.

Mud Hill Camp is perched on a secluded hardwood ridge with warm afternoon sunshine coming over Twin Mountain

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

Owner’s enhanced photo of the scenic wetland areas on the property.

LOCATION (continued)

Meacham Lake is located within two-and-a-half miles of the property along the Route 30 corridor. This 1,200-acre lake has a ramp to launch motor boats and is also known for its northern pike fishing and camping opportunities. The 6-mile stretch of the East Branch St Regis known as Everton Falls to Middle Branch has many exhilarating Class III-V rapids for paddling and canoeing enthusiasts. The community of Malone (population 5,900) lies 25 miles to the north and offers gas and grocery shops, as well as health care services. Saranac Lake is within 23 miles of Mud Hill Camp, while Lake Placid lies within a 45-minute drive. Burlington and Montreal both lie within 2.5 hours of the property; Ottawa is 3 hours to the west.

ACCESS Access to Mud Hill Camp is considered exceptional and includes over a mile of paved, four-season road frontage along State Route 458. The internal gated entrance road to the camp has an asphalt top coat and is easily navigated by passenger cars or SUVs. This section of road extends for nearly a mile in an arc-like fashion and is maintained privately by the ownership. It is rare for a large forestland property of this nature to have a mile of well groomed internal road frontage, a significant capital improvement that would cost tens of thousands of dollars to complete from scratch. Upon arriving at camp, there are several miles of ATV and snowmobile trails spreading throughout the land for exploration and outdoor enjoyment. Four bridges cross Jennings Brook in various places.

TAX, TITLE & ZONING INFORMATION Annual property taxes in 2015 were $4,898. The property IS NOT enrolled in New York State’s Real Property Tax Law 480-A, which could reduce the annual tax burden. Please contact Fountains Land for more information about the 480-A program. The property is listed as tax parcel 288.-2-2 in the Franklin County Real Property Tax Service in Malone, New York. Deed information can be found in the Franklin County Clerk’s Office in Book 975, Pages 1-35. Adirondack Park Agency land use classification is Resource Management, which allows for 42 acres/principle structure. Contact the Adirondack Park Agency at 518-891-4050 for more


A mile-long asphalt based internal road leads from the Route 458 frontage to the camp.

A garage with a loft serves as additional lodging.

Mud Hill Camp is an Adirondack style lodge that was built using on-site wood and granite.

MUD HILL CAMP LODGE Mud Hill Camp is a custom, Adirondack-style lodge built in 1989 with 1,700 square feet of comfortable and elegantly rustic living space. The lodge’s open, spacious floor plan is equally well-suited for November deer camp as it is for summer weekend gatherings of family and friends. The exterior of the lodge sports vintage log-siding and gable accents that were milled from trees grown on the property. Most of the interior structural and decorative wood was similarly harvested and milled on-site. A screened porch in the back of the home serves as the main entrance and can also be used to store firewood, skis, snowshoes and outdoor gear. From here, the main door opens into the cozy and well-equipped kitchen, which includes a gas stove, refrigerator, sink, fir cabinets, breakfast bar, wood stove and round log rafters on the eight-foot ceiling. The kitchen then flows into the lodge’s Great Room, used as both a living and dining space. A floor-to-ceiling granite fireplace divides the Great Room from the kitchen and is the centerpiece of the living space. Likewise, stunning views of the sun setting over Twin Mountain framed by the large windows command your attention. Just beyond the wall of glass, a balcony provides outdoor seating and unencumbered enjoyment of the views. Custom hand-hewn yellow birch stairs and railings lead to the second floor where there is a sitting area, two bedrooms and a half bath. The lodge is heated by a wood stove, while electricity is provided by a 12.5 kw Koehler generator. There is a drilled well, on-site septic system as well as satellite television and Verizon cell services. A large garage with a cherry-finished loft space can serve as additional lodging space for deer camp or large family gatherings. There is also a storage garage and a unique vintage trapper’s cabin. The garage and machine building provide ample space for equipment storage and include an attached generator room. The generator, hot water heater, stove and refrigerator are powered by propane, which is stored in a 500-gallon above-ground tank on the premises.

The lodge’s open spacious floor plan is well suited for November deer camp or summer weekend gatherings


SITE OPPORTUNITY

Along with its comfortable lodge and useful outbuildings, the property offers a vast forest land base in a stunning northern Adirondack setting. Clover-based wildlife food plots, valuable northern hardwoods, miles of trails, scenic spruce forests, long views and expansive stream frontage on Jennings Brook combine to create a highly aesthetic and varied outdoor experience. Jennings Brook winds its way through the heart of the property and reportedly hosts a population of small eastern brook trout, also called ‘brookies’ or ‘speckled trout’ by the locals. While brook trout are often diminutive in size, this olive-backed, orange-finned trout is one of the most prized and respected of all Adirondack fish species. Hunting opportunities at Mud Hill Camp are diverse and include white-tailed deer, eastern turkey, black bear, ruffed grouse, woodcock and ducks. There is a 1 to 2-acre clover field food plot at the base of Twin Mountain with several smaller food plots scattered throughout the property. For big game hunting purposes, the property is located in New York’s Northern Zone, which allows a generous seven-week regular firearms season starting in late October and running through early December. There are also early and late archery and muzzleloader seasons, effectively widening hunting opportunities to two-and-a-half months each year – by far one of the longest hunting seasons in the Northeast. A hunter can begin the season around Columbus Day sitting comfortably in a tree stand while enjoying the red and orange hues of fall foliage and the early autumn’s warm sunshine. Just after Thanksgiving, the hunting season can end by following the tracks of a huge-bodied, heavy-racked buck as he wanders through the snow in the spruce and hardwoods in search of a receptive doe. In the remote mountains of the northern Adirondacks, this could just be the buck of a lifetime.

Meacham Lake Flow (not on property) lies within 2 miles of the property’s bounds.


A large clover food plot to attract and nourish wildlife.

Numerous trails provide access throughout the property, for hiking, hunting, ATV riding, to name a few possibilities.

TIMBER Mud Hill Camp offers a harvest-ready timber resource which can provide significant near term income while also creating value added opportunities for additional food plot locations and trail system expansion. Aside from cutting firewood for camp consumption, the ownership has maintained a light timber harvesting foot print throughout the property over the past decade. As a result, there are several areas of the property that have not been harvested in decades. A summer 2015 timber inventory was completed by Northwoods Forest Consultants (NFC) of Jay New York. Overall, 44 10 BAF sample plots were collected and processed using NED Inventory software. Commercial acreage has been calculated at 469 acres while GIS overall acreage is 557 acres. Total sawlog volume is 1,651 MBF International ¼” scale (3.5 MBF/commercial acre) with 5,590 pulpwood cords (11.9 cords/commercial acre). Combined, total commercial per acre volume is 18.9 cords, a figure that is slightly above average for the region. Based upon this information, Capital Timber Value (CTV) has been recently estimated to be $323,300 or $580/acre. Popular species by sawlog volume are spruce fir (56% of volume), sugar maple (18%), red maple (12%), black cherry (11%), beech (2%) and yellow birch (1%). Spruce fir leads the way on sawlog value (39%) while sugar maple comprises 26% of value and cherry makes up 21%. NFC estimates that upwards of $150,000 to $190,000 of timber harvest revenue can be realized over the next couple of years as strong market conditions and contractor availability line up. This is a significant positive cash flow opportunity for a recreational retreat property like Mud Hill Camp. This level of harvest revenue would offset the property’s asking price by nearly 25% and cover property taxes and holding costs for several years. Even-aged forestry strategies could include: 1) the removal of financially mature spruce fir stems; 2) additional food plot locations via strategically placed ‘patch cuts’; and 3) improvement thinning in hardwood stands around the camp focusing on residual stem quality and fostering a favorable species mix of maple, birch and cherry. Please contact Fountains for timber inventory details and additional information.

The quality hardwoods on the property are predominantly on the upper elevations.

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.


Mud Hill Camp - an Adirondack retreat for all seasons.

TIMBER INVENTORY


MUD HILL CAMP

Timber ValuationPrepared By

FOUNTAINS FORESTRY INCORPORATED

Town of Santa Clara, Franklin County, NY 557 GIS AcresJuly 2015 469 Commercial Acres

Species Volume Unit Price Range Total ValueMBF/CD Low High Likely Likely

Sawtimber - MBF (International 1/4")Spruce Fir 921 100.00 120.00 110.00 101,300Sugar Maple 299 200.00 250.00 230.00 68,800Black Cherry 182 280.00 320.00 300.00 54,600Red Maple 191 150.00 170.00 160.00 30,600Yellow Birch 23 180.00 220.00 200.00 4,600Beech 35 30.00 40.00 35.00 1,200

Pulpwood - CordsHardwoods 3,433 12.00 14.00 13.00 44,600Spruce/Fir 2,157 6.00 10.00 8.00 17,300

TotalsSawtimber Total 1,651 MBF $261,100Sawtimber Per Acre 2.964 MBF $469Sawtimber Per Comm. Acre 3.520 MBF $557

Cordwood Total 5,590 Cords $61,900Cordwood Per Acre 10.0 Cords $111Cordwood Per Comm. Acre 11.9 Cords $132

Total Per Acre $580

Low High Likely

$307,000 $338,000 $323,000

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.

Total Value

BASED ON A JULY 2015 INVENTORY CRUISE BY NORTHWOODS FOREST CONSULTANTS

44 BAF 10 INVENTORY PLOTS PROCESSED USING NED INVENTORY SOFTWAREThe volumes and values reflect estimated total capital value of merchantable timber.

DOS 1736 (Rev. 3/08)

New York StateDEPARTMENT OF STATEDivision of Licensing Services Customer Service: (518) 474-4429P.O. Box 22001 Fax: (518) 473-6648Albany, NY 12201-2001 Web site: www.dos.state.ny.us

New York State Disclosure Form for Buyer and Seller

THIS IS NOT A CONTRACTNew York State law requires real estate licensees who

are acting as agents of buyers and sellers of property toadvise the potential buyers and sellers with whom theywork of the nature of their agency relationship and therights and obligations it creates. This disclosure will helpyou to make informed choices about your relationship withthe real estate broker and its sales associates.

Throughout the transaction you may receive more thanone disclosure form. The law requires each agent assistingin the transaction to present you with this disclosure form.A real estate agent is a person qualified to advise aboutreal estate.

If you need legal, tax or other advice, consult with aprofessional in that field.

Disclosure Regarding Real EstateAgency Relationships

Seller’s AgentA seller’s agent is an agent who is engaged by a seller torepresent the seller’s interest. The seller’s agent does this bysecuring a buyer for the seller’s home at a price and onterms acceptable to the seller. A seller’s agent has, withoutlimitation, the following fiduciary duties to the seller:reasonable care, undivided loyalty, confidentiality, fulldisclosure, obedience and duty to account. A seller’s agentdoes not represent the interests of the buyer. The obligationsof a seller’s agent are also subject to any specific provisionsset forth in an agreement between the agent and the seller.In dealings with the buyer, a seller’s agent should (a) exer-cise reasonable skill and care in performance of the agent’sduties; (b) deal honestly, fairly and in good faith; and (c)disclose all facts known to the agent materially affecting thevalue or desirability of property, except as otherwise pro-vided by law.

Buyer’s AgentA buyer’s agent is an agent who is engaged by a buyer torepresent the buyer’s interest. The buyer’s agent does this

by negotiating the purchase of a home at a price and onterms acceptable to the buyer. A buyer’s agent has, withoutlimitation, the following fiduciary duties to the buyer:reasonable care, undivided loyalty, confidentiality, fulldisclosure, obedience and duty to account. A buyer’s agentdoes not represent the interest of the seller. The obligationsof a buyer’s agent are also subject to any specific provisionsset forth in an agreement between the agent and the buyer.In dealings with the seller, a buyer’s agent should (a) exer-cise reasonable skill and care in performance of the agent’sduties; (b) deal honestly, fairly and in good faith; and (c)disclose all facts known to the agent materially affecting thebuyer’s ability and/or willingness to perform a contract toacquire seller’s property that are not inconsistent with theagent’s fiduciary duties to the buyer.

Broker’s AgentsA broker’s agent is an agent that cooperates or is engagedby a listing agent or a buyer’s agent (but does not work forthe same firm as the listing agent or buyer’s agent) to assistthe listing agent or buyer’s agent in locating a property tosell or buy, respectively, for the listing agent’s seller or thebuyer agent’s buyer. The broker’s agent does not have adirect relationship with the buyer or seller and the buyer orseller can not provide instructions or direction directly to thebroker’s agent. The buyer and the seller therefore do nothave vicarious liability for the acts of the broker’s agent.The listing agent or buyer’s agent do provide direction andinstruction to the broker’s agent and therefore the listingagent or buyer’s agent will have liability for the acts of thebroker’s agent.

Dual AgentA real estate broker may represent both the buyer and sellerif both the buyer and seller give their informed consent inwriting. In such a dual agency situation, the agent will notbe able to provide the full range of fiduciary duties to thebuyer and seller. The obligations of an agent are also subjectto any specific provisions set forth in an agreement between

DOS 1736 (Rev. 3/08)

the agent, and the buyer and seller. An agent acting as a dualagent must explain carefully to both the buyer and sellerthat the agent is acting for the other party as well. The agentshould also explain the possible effects of dual representa-tion, including that by consenting to the dual agency rela-tionship the buyer and seller are giving up their right toundivided loyalty. A buyer or seller should carefully con-sider the possible consequences of a dual agency relation-ship before agreeing to such representation.

Dual Agent with Designated Sales AgentsIf the buyer and seller provide their informed consent inwriting, the principals and the real estate broker who repre-sents both parties as a dual agent may designate a salesagent to represent the buyer and another sales agent torepresent the seller to negotiate the purchase and sale of real

estate. A sales agent works under the supervision of the realestate broker. With the informed consent of the buyer andthe seller in writing, the designated sales agent for the buyerwill function as the buyer’s agent representing the interestsof and advocating on behalf of the buyer and the designatedsales agent for the seller will function as the seller’s agentrepresenting the interests of and advocating on behalf of theseller in the negotiations between the buyer and seller. Adesignated sales agent cannot provide the full range offiduciary duties to the buyer or seller. The designated salesagent must explain that like the dual agent under whosesupervision they function, they cannot provide undividedloyalty. A buyer or seller should carefully consider thepossible consequences of a dual agency relationship withdesignated sales agents before agreeing to such representa-tion.

This form was provided to me by (print name of licensee) of

(print name of company, firm or brokerage), a licensed real estate broker acting in the interest of the:

( ) Seller as a (check relationship below) ( ) Buyer as a (check relationship below)

( ) Seller’s agent ( ) Buyer’s agent

( ) Broker’s agent ( ) Broker’s agent

( ) Dual agent

( ) Dual agent with designated sales agent

If dual agent with designated sales agents is checked: is appointed to represent the buyer;

and is appointed to represent the seller in this transaction.

I/We acknowledge receipt of a copy of this disclosure form:

signature of { } Buyer(s) and/or { } Seller(s):

Date: Date:

Todd Waldron Fountains Land

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mud hill camp - fountainsland.com

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