5230 James River & Kanawha Turnpike , Rainelle, WV 25962(Greenbrier County)

Miles of forest trails for hiking, horseback riding and ATV adventure

Outdoor gazebo with fire ring for family cookouts

Exceptional songbird population including neo-tropicals, woodpeckers, owls, and hawks

Resident wildlife population density is unrivaled with rabbit, squirrel, deer, turkey & raccoon

Stock pond with largemouth bass, bluegill and catfish

A Dark Skies Property with no light pollution for fantastic star & planet gazing.

In the heart of the Appalachian Mountains

2 drilled water wells

Forest has a high percentage of Sugar and Red Maple suitable for Maple Syrup production

8 acres of meadows and pasture already fenced with high tensile wire with hot wire.

Underground water and electric lines

Excellent road frontage on the historic James River Kanawha Turnpike and Brown School Road

10 minutes to the Sam Black Interchange on I-64

25 minutes to Lewisburg and 10 minutes to Rainelle for all shopping needs

Large machine shed

Large Storage Building

Primary heat source for home are two electric heat pumps supported by an electric furnace, basement wood/coal stove, living room gas logs and LP gas overhead unit heaters in garage and basement.

LOCATION

Meadow Bluff is located in Greenbrier County, WV near Lewisburg, Rainelle and the unincorporated community of Sam Black. This 95 acre agricultural- timberland-recreational opportunity is located in the scenic, mountainous region of southeastern West Virginia. The surrounding Greenbrier County landscape is part of the southeastern Ridge and Valley Region, a scenic tapestry of elongated hardwood Allegheny & Appalachian mountain ranges. Much of Greenbrier County remains undeveloped and is characterized by its scenic farm valleys, small communities and large expanses of hardwood forest.

Meadow Bluff, with nearly 87 acres of mature forest, represents an opportunity to create a classic family ownership legacy for the next tenure, or to carefully craft a rural residential project for future cabin sites. Terrain is typical of the region and considered rolling to mountainous, with upland hardwood flats and ridges separated by narrow hollows that flank the lower lying stream drainage.

Google Coordinates at house are: Latitude: 37.923452N Longitude: -80.712663W

ACCESS

Year round access to the property is excellent. The property fronts the hard-top state maintained WV RT 60/32 (Historic James Kanawha Kanawha Turnpike) for about 800 on the northeastern edge. The fronts the gravel WV Rt.20/3 (Brown School Road) for 9/10th mile and is the property line on the south eastern portion of the property.

Internal access is considered excellent with one half mile of permanent gravel driveway winding through the heart of the property and terminating at the log home and estate grounds. Another two miles of unimproved forest management trails access nice stands of timber and provide access to nearly all corners for recreational opportunities including nature viewing, hunting, hiking, horseback riding and ATV riding.

SURROUNDING AREA

The surrounding area offers unlimited soft recreational activities including white water rafting, golfing, fishing, camping, hiking, bird watching and rock climbing. Snow skiing at the Winterplace Ski Resort is an hour away. In 40 minutes you can catch the Amtrak train in White Sulphur Springs and ride to Chicago or New York City. The Greenbrier Valley Airport is 35 minutes away Beckley Airport is just 45 minutes away.

Meadow Bluff is supported with a great community known for its friendly residents and laidback lifestyle. Lewisburg, a 25 minute drive, is the county seat of Greenbrier County and home to the WV Osteopathic Medical School (800 students) and the New River Community and Technical College. The area is a strong economic generator with a solid workforce employed in county/state government, tourism, hospitality, education, retail, construction, wood products, mining and agriculture. The Greenbrier Valley and surrounding area is richly blessed with a wide array of cultural events that keep life in the valley interesting and satisfying. A year round live theatre, Carnegie Hall (one of four in the USA), fine dining, art galleries and boutiques make up the thriving downtown historic district in Lewisburg.

In 2011, Lewisburg was named Coolest Small Town in America and has complete shopping, churches, schools, medical-dental facilities, fine dining, and a modern hospital. The Greenbrier Valley Airport, with the longest runway in the state has daily flights to Atlanta and Washington DC.

The world renowned 4-Star Greenbrier Resort, home of the PGA tour, is a 40 minute drive. Several other area golf courses are available in the area. Rock climbing, ziplining, horseback riding and the 100 + mile long Hatfield-McCoy ATV trail makes for a very active recreation area.

The friendly town of Rainelle offers a modern medical center, grocery, stores including department, hardware, auto parts, pharmacies, appliances, bakery, sporting goods and several restaurants. Rainelle is well known for its strong community spirit supporting an active fire department/EMT, civic, youth and church organizations. Modern public Schools are about 5 and 10 minutes drive. School buses run when school is in session.

Year round, state maintained paved roads and a private driveway provide easy access. Weekly trash pickup, daily newspaper and daily mail delivery is available at curb-side. UPS and FedEx service this area also.

Hinton, the county seat of Summers County is an hour drive. Hinton, founded in 1871, grew rapidly as the hub of a growing railroad industry serving the New River coal fields, passenger travel and coast to coast freight lines. Today, Hinton serves the growing tourist and technology industries. Situate at the confluence of the New River, Bluestone River and Greenbrier River, adjoining the 2000 acre Bluestone Lake, Hinton is truly a gateway to water recreation. The 80,000 acre New River National River Park, Bluestone State Park, Pipestem State Park Resort and 17,000 acre Bluestone Wildlife Management Area are recreational cornerstones in the area. The new 10,000 acre Boy Scout high adventure camp is an hours drive

THE NEW RIVER AND BLUESTONE LAKE

The New River Gorge was a vast and largely unsettled wilderness until the C&O railroad was built on the eastern side of the river in the 1880s. The railroad opened up the rich coalfields and virgin timber stands of the region. Early mountaineers settled the area and soon were carving out mountain farms and raising families.

Meadow Bluff is located in the heart of the recreational mecca area encompassing the New River and 2000 acre Bluestone Lake at Hinton. The New River is the second oldest river in the world, preceded only by the Nile; it is the oldest river in North America. The New River is unique because it begins in Blowing Rock, N.C. and flows north through Virginia into West Virginia. The Nile and Amazon are the only other major rivers that also flow north. Year after year, it produces more citation fish than any other warm water river in WV. Smallmouth bass, largemouth bass, crappie, catfish, sunfish, hybrid striped bass, and muskie are all common species of fish found in the New River and Bluestone Lake.

Bluestone Lake is over 2000 acres at summer pool and is the states third largest body of water. Great hunting and fishing opportunities abound at the 17,632 acre Bluestone Wildlife Area adjacent to the park and nearby Camp Creek State Forest.

FOREST/TIMBER RESOURCES

The distinguishing features of Meadow Bluffs timber resource include its unusually high hardwood sawtimber and pole stocking with a basal area per acre of 125. This stocking is well above average for the region. This well managed timber resource can provide a great deal of flexibility to the next ownership in terms of potential harvest revenue and can be managed to provide cash flow opportunities to offset holding cost and long-term asset appreciation.

2015 Timber Inventory:

Timber data in this report are based upon a 2015 timber inventory that was conducted for the ownership by an outside professional forestry consultant. 87 acres were pointed sampled with 46 points taken on a 45 chain grid system using a 10 factor prism. Total sawlog volume property-wide of 268,695+/- BF Doyle scale with 4,255+/- pulpwood tons. Details of the timber inventory report, maps and are available in the Meadow Bluff Forest Appraisal under Maps and Documents section.

Capital Timber Value of the timber and pulpwood is approximately $75,710 as of July 20, 2015.

Species composition:

The forests predominately well-drained upland terrain has led to a resource dominated by hardwood species. Overall, the species composition is highly desirable and favors Appalachian hardwood types, consisting primarily of:

26% Sugar Maple

23% Poplar/Cucumber/Basswood

15% Red Oak Group

10% White Oak/Chestnut Oak

9% Soft Maple

8% Hickory

5% Ash

4% A host of associate species (black cherry, black walnut, birch, beech)

See report for details.

Stocking, Stem Quality, and Forest Structure:

Forest-wide, most stands are fully stocked, providing the next ownership with a great deal of flexibility in shaping their own silvicultual legacy. Stem quality forest-wide can be considered excellent with the forest containing an abundant current and future veneer source.

Meadow Bluffs timber component has been well managed over the years and generally consists of two age classes that have been managed under even-aged silvicultural guidelines. The predominant timber stand contains 40-120 year old stems ranging in size of 10-28 dbh. This stand was thinned some 30 years ago. This stand is on the cusp of graduating into higher-value sawtimber diameter classes over the coming decade.

The second distinct stand was established over the past 50 years when some of the farm fields and pastures were abandoned and the forest began to naturally regenerate. These stands represent a quality hardwood resource will be reaching economic maturity in the next 20-40 years.

Sawlog & Veneer Value: These species dominate the sawlog and veneer value, collectively representing nearly 96% of total sawlog value.

The Red Oak group (15%)

White Oak group (10%)

Yellow Poplar/Basswood (23%)

Maples (35%)

Hickory (8%)

Ash (5%)

The remaining value is spread across a diverse range of species including, Beech, Black Walnut, Birch and other associates.

Diameter distribution:

Diameters are well represented across the commercial spectrum with a notable mature size class, as well as abundant pole size timber and growing stock. Average diameter with all sawtimber products 12 dbh combined is approximately 16.

Breakdown by diameter class measured 4.5 feet above the ground on the uphill side of the tree:

12 14 = 26%

16 18 = 48%

20& up = 26%

Several Heritage Trees are scattered throughout the forest and field edges. These ancient trees, some 200-300 years old, have withstood the test of time, weathering ice, wind, lightning strikes and fire.

The forest is healthy and there are no signs of pest infestations of Gypsy Moth. The Emerald Ash Borer may be present and it is anticipated that the Ash component will come under attack by the borer in the next decade. There have been no forest fires in the recent memory.

The forest floor is home to several types of mushrooms, medicinal plants, wild ginseng, ferns and cool green mosses. One could spend a lifetime getting to know this inviting environ.

AGRICULTURAL RESOURCES

There are approximately 8 acres of open ground with most of this area comprised of excellent grassland suitable for grazing or for making hay on. These areas are fenced with treated post supporting 7 strands of high tensile wire with a hotwire (solar powered).

WILDLIFE

Meadow Bluff has a mixture of hayfields/pasture, mature forest and abandoned farm fields, coupled with the abundant water supply from the pond, creeks and springs, which creates the perfect wildlife habitat. The miles of edge effect created between field and forest is the perfect habitat for all the resident wildlife. Even the edges of the private drive are planted with a wildlife mix creating a mile wildlife food plot. White tail deer, wild turkey, squirrel, rabbit, raccoon, fox and many species of songbirds, owls and raptors make up the resident wildlife population.

The hardwood forest provides the essential nutrient source and produces tons of hard mast including acorns, hickory nuts, beech nuts and black walnuts. Soft mast includes stag horn sumac, black cherry, tulip poplar seeds, maple seeds, autumn olive berries and blackberries.

A number of Bald Eagles have been spotted up and down the Greenbrier and New Rivers and are a thrill to see with wingspans of 6-7 feet.

WATER

Meadow Bluff is blessed with a year-round water source. Three large hollows, several ephemeral streams and a few springs topographic relief throughout the property that flow during rain events and snow melt.

There is a nice pond stocked with bass, bluegill and catfish and kids of all ages have fun fishing and skipping stones across the pond. Several large bullfrogs enjoy the pond as well and their nightly singing is a welcome sound.

There are two drilled water wells on the property, one serves the home and the other serves a livestock watering trough. The flow rate in gallons per minute is not readily known

MINERAL RESOURCES

The owner has chosen not to lease out any mineral-oil and gas rights and all rights the owner has will convey with the property.

BOUNDARIES AND SURVEY

The property has not been recently surveyed, however, the location of the boundary lines are generally well known. The property is bounded by two country roads, old wire fence and a regeneration timber harvest. Some property lines have not been recently identified except by deed.

Google Coordinates at the house are: Latitude: 37.923452N Longitude: -80.712663W

Elevation Range: 2,614 ft. to 3,074 ft.

LOG HOME

Year Built: 2003

Gross Footage Finished Space: 3,230 +/-

Total Rooms: 8

Living Room: 1628

Downstairs Master Bedroom: 1518

Master Bath: 1212

Master Closet: 815

Upstairs Bedroom 1: 1526

Upstairs Bedroom 2: 1526

Kitchen: 1615

Dining Room: 1620

Downstairs Office: 88

Downstairs powder room

Laundry: 35

Upstairs Bathroom: 1011

Loft: 1621

Basement Bathroom: Not measured

Covered Front Porch: 815

Covered Back Porch: 862

Open Deck Left Side: 844

Open Deck Right Side: 844

Foundation: Block

Siding: Log

Heating: Electric heat pump, electric forced air, and LP gas logs in living room fireplace; In basement there is a wood/coal stove and overheat gas heater

Cooling: Electric central air

Roof: Metal

Flooring: Ceramic tile and knotty pine

Two electric water heaters: 50 gallon and 80 gallon One heater is dedicated solely to master bath

Items to Convey: Black Kitchenaid brand appliances including counter cooktop, built-in oven and warming drawer, built-in microwave oven, refrigerator/freezer, dishwasher. Black Whirlpool clothes washer and dryer. Gas range/oven (used for canning, etc.) and wood/coal heater in basement.

OTHER BUILDINGS

Equipment shed: 1848.5

Detached 2-car garage: 2430

Garage studio: 2430

FENCING

Wire fencing around pasture areas

Wood fencing along driveway

UTILITIES

Electric: Appalachian Power

LP Gas: Suburban Propane (Rainelle, WV)

Water: Two wells on property

Sewer: Septic system on property

Telephone: Frontier Communications

Cell phone Coverage: Good in most places

Internet: HughesNet

Television: Direct TV

TAXES, DEED AND LEGAL INFORMATION

5230 James River & Kanawha Turnpike

Rainelle, WV 25962

Greenbrier County

Deed Book 472, Page 791

Deed Acreage (DB 472 Pg. 791): 102.01 acres (see additional information below)

TRACT ONE: 34.75 acres

TRACT TWO: 67.26 acres (95 acres 15 acres DB119Pg428 12 acres 118 poles DB121Pg30). (12 acres 118 poles converts to 12.7375 or 12.74 acres)

Total: 34.75 acres + 67.26 acres = 102.01 acres.

There is a parcel being reserved by the owners at closing which contains 7.388 acres by survey, leaving a residue of 94.622 acres to be conveyed. (102.01 acres 7.388 acres = 94.622 acres)

Tax ID and Acreage:

Tax: Meadow Bluff District (11):

Tax Map 69 Parcel 65, Taxed as 67.24 acres, and

Tax Map 75 Parcel 8, Taxed as 34.75 acres.

Total tax acreage: 101.99 acres.

2015 Taxes: $1,610.94

The following information is after the 7.388 acres reservation has been removed, and reflects the property being conveyed.

Road Frontage Total: +/- 0.87 mile

0.71 mile on Brown School Road WV RT 20/3

0.16 mile on James River & Kanawha Turnpike WV RT 60/32

Open area total: +/- 7.16 acres

Pasture and pond total: +/- 3.8 acres

Pasture and pond at equipment shed: 2.7 acres

Pasture behind house: 1.1 acres

Equipment shed area other than pasture: +/- 0.82 acre

Home and yard footprint: +/- 2.54 acres

Forestland: +/- 87.46 acres

94.62 acres being conveyed 7.16 acres open area = +/- 87.46 acres

Property is sold by boundary, not by acre.

Directions

From Lewisburg: 19.3 Miles (25 Minutes Travel) Travel I64 West for 13.1 miles to Sam Black Church Exit No. 156; At end of exit ramp, turn right onto US RT 60 West and travel 0.1 mile; Turn left onto Smoot Road WV RT 25 (beside logstyle convenience store complex and across from Shell gas station); Travel Smoot Road WV RT 25 for 1.1 miles to sharp curve to left at community of Meadow Bluff, turn right on James River and Kanawha Turnpike WV RT 60/32; Travel James River and Kanawha Turnpike WV RT 60/32 for 3.9 miles, driveway will be on your left (note that just before driveway, you will cross the top of the ridge and pass the intersection where Little Sewell Mountain Road WV RT 20/1 is on the right and Brown School Road WV RT 20/3 is on the left). From Rainelle: 5.5 Miles (15 Minutes Travel) Near center of Rainelle at Western Auto Store, leave US RT 60 and turn onto James River and Kanawha Turnpike WV RT 60/32 (passes in front of Rainelle Volunteer Fire Department); Travel James River and Kanawha Turnpike WV RT 60/32 for 2.5 miles to right hand curve where road continues to the right as Craig Road WV RT 24, hold to the left to continue on James River and Kanawha Turnpike (sign indicates the direction); Continue on James River and Kanawha Turnpike for an additional 2.6 miles for a total distance of 5.5 miles; driveway will be on the right (note that just past driveway, you will reach the top of the ridge and the intersection where Brown School Road WV RT 20/3 is on the right and the Little Sewell Mountain Road WV RT 20/1 is on the left)