For Sale
SOLD
160 acres of beautiful, rolling hills
General Description:
Ideal site to build your rural dream home, use as a hunting retreat, or develop a beef or elk farm. This is a very private location, on the end of a dead end, paved road. The land is very hilly, and was once a dairy farm with about 60 acres of cropland and 30 acres of pasture. The land is returning to its natural state after not being farmed for many years.
There are many excellent building sites with great views of the valley and south exposures on the side of the hill.
Location:
Parts of Section 6 and Section 7, Hale Township, Trempeauleau County. This is 9 miles south of Osseo in rural, unglaciated farm and hunting country. This land is 32 miles south of Eau Claire.
Directions:
From I-94, take exit 88. Go west on Highway 10 1 mile, then turn left on highway 53. Go south on Highway 53 2 miles to County Road H. Turn right on H and go west to County Road O. Turn left on County Road O and go south to Langner Road. Turn left (east) on Langner Road, and go 1 mile until the road stops. The valley and hills in front of you at the end of the road is the 160 acres that is for sale.
Topography:
There are 2 springs on the property that drain in together to form the start of a creek. This small creek joins the North Branch Creek a mile downstream. The North Branch is an active trout stream.
The perimeter of the farm is surrounded on three sides by a horseshoe shaped ridge that goes along the north, east and south boundaries. 57.3 acres is former cropland that is in CRP. The cropland was once used to grow hay and corn.
The hills drain into the middle of farm and out a small creek on the east side. There is about 10 acres of wetlands, in the middle and east part of the farm, adjacent to the existing driveway. There is about 90 acres of woodland.
Buildings:
The original farmhouse still stands but is in poor condition. The house is a 2 story, 3 bedroom, 1 bath farmhouse. The well provided good quality water when last used 3 years ago. The pump and pressure tank worked 3 years ago. All other plumbing, including the hot water heater is unusable. There is a very old 60 amp electrical service that worked 3 years ago. Telephone works. This building is still structurally sound and could be used until the buyer builds their dream home or could be used as a hunting cabin.
There is a granary near the farmhouse that is in poor condition, but it could be restored by reroofing. The granary has an attached corncrib that is unrepairable.
There is a newer pole barn, that is in good condition..
Flora and Fauna:
Mixed native hardwoods, with mostly Red Oak and White Birch. 7460 feet of Red Oak, Cottonwood and Soft Maple were harvested for lumber in 1994. 4 acres of Pine were planted on the east ridge in 1984..
Black raspberries and blackberries grow wild and are plentiful. The blackberries are especially large and numerous on the south ridge.
Grouse and other wild birds are very populous. Grouse are especially numerous in the 4 acre pine forest.
Turkey use this area as a bedding area, and generally can be seen feeding in nearby cornfields.
Deer are numerous, and use this as a bedding area. There are cornfields on adjacent properties to the west and north. Deer also feed on the many apple drops in the fall and on acorns. This farm has moderate hunting pressure surrounding it opening weekend, and very little activity the rest of the hunting season. An 8 point buck or larger as been taken from this land every year for the past 4 years. Some say antlers tend to be larger in Trempeaulea and Buffalo counties because of the high calcium content of the soil.
Trails
There is a walking path around the north, east and south perimeter, that was mowed last year. This trail provides an unofficial connection to nearby snowmobile trails.
Conservation Reserve Program (CRP):
57.3 acres is currently under CRP contract. The contract number is 1470A. The term of the contract is October 1, 1997 to September 30, 2007. The CRP contract transfers to buyer. The annual CRP payment is $2006.
If a buyer wanted to take some land out of CRP to build a home or for any either use, the cost would be about $150 per acre. The FSA does allow individual fields and parts of individual fields to be taken out of CRP, and this process takes 3 to 4 weeks.
Offers to buy need to specify a commitment to keep all 57 acres in CRP through 2007. Taking all or part of the CRP acreage out of CRP is possible, but would affect negotiated selling price.
Assessments:
Land value: $65,400
Improvements: 10,100
Total assessed value 75, 500
Property Tax:
Gross tax, 2000: $2196.78
Net tax, 2000 $2033.24
Owner:
Joan C. Edwards of St. Paul, MN
(On plat maps, farm owner is listed as Lawrence R. Edwards)
Owner's Representative:
Ralph Edwards of Eau Claire, WI
Notice to Real Estate Agents:
We are not accepting phone calls from real estate agents at this time. You are however free to mail offers to the address listed above.
SOLD
