INCOME-PRODUCING RURAL PROPERTY WITH ENDLESS POSSIBILITIES

Noble County, Washington Township, West Noble School District

Near Ormas, Indiana

35.8+/- Acres

MIXTURE OF WOODED AND TILLABLE LAND

Approximately 20 Acres of Wooded Land

Standing Upland Hardwood Timber

Appraised Value: $68,000+ (Appraisal completed in 2020 for timber greater than 14” diameter at breast height)  

Quality Soil Types Including Glynwood and Morley Silt Loams

IDEAL FOR HUNTERS AND OUTDOOR ENTHUSIASTS

This property routinely has a large population of deer and small game.

The surrounding terrain provides optimal conditions—food, water, and cover.

INVESTORS

Timber Harvesting

Cash Rent of Tillable Land

Hunting Leases

POTENTIAL BUILDING SITES

Investigate the opportunity to build that cabin or rural estate you’ve always dreamed of owning

Location: 4+ miles west of Wolf Lake on the south side of County Road 200 South (between County Roads 750 S and 800 S)

Directions: From US 33 on the North edge of Wolf Lake, turn west on County Road 100 S and travel 2.8 miles to County Road 700 West. Turn left (south) and travel 1 mile to County Road 200 S. Turn right (west) and travel ½ mile to the property.

15 Miles North of Columbia City

17 Miles South of Topeka

20 Miles Northeast of Warsaw

25 Miles Northwest of Fort Wayne

Asking $530,000

Contact Dale Evans at 260-894-0458

TIMBER APPRAISAL:

Timber Land and Features 

The wooded area containing commercially valuable timber is about 20 acres. The woodland is upland hardwood timber. The woodland is surrounded by cropland and adjacent woodland. Access to this timber is possible from the north to Noble County Road 200 South. The trees range in diameter from seedling to large sawlog sized stems. Basal area is the cross-sectional area of a tree at breast height. The total basal area in a stand is helpful to determine stand density or growing space. A basal area of 80-100 square feet per acre is considered ideal for good stand development and healthy trees. Higher basal areas can help young stands develop tall straight trees but when the stand matures the greater stocking can result in crowded conditions and stressed trees. Low basal areas can result in fast-growing, but poorly formed trees. The stand is fully stocked, with an estimated overall average basal area of 82 sq. ft./ acre. Although the details of the last harvest are unknown, it appears that a very selective (perhaps "high grade") harvest was performed ten or so years ago. There is no evidence of timber stand improvement or exotic invasive control work. 

Timber Inventory 

On August 10, 2020 a horizontal point sample inventory (10 BAF) of all trees larger than 2" DBH (Diameter Breast Height) at 4.5 feet above the ground was conducted within the wooded stand. The sampling design was created by using sampling software to eliminate bias. Directed by the plot location software, field observations were made of tree species, diameters, number of logs, and veneer log grades for all trees inventoried. Trees that were badly deformed, hollow, or otherwise deemed not marketable were not included in the inventory tally. Field data was submitted to inventory analysis software to create an estimate of volume per species. See attached tables and graphs for the stand described above. 

Valuation 

Assuming a buyer would be interested in purchasing trees of this size, species, quality, and quantity, the appraised stumpage value of all trees 12" DBH and greater in the above-described woodland is Sixty-Eight Thousand Two Hundred and Forty-One dollars ($68,241.00) This value is based on comparable sales and current trends. Because the timber market is highly changeable, the appraised value is not a warranty of future marketing results.