For Sale By Owner

WILL TAKE PHONE CALLS ONLY ON THIS LISTING, NO EMAILS PLEASE. SHOWN BY APPOINTMENT ONLY.  CALL IF YOU ARE INTERESTED:  937-747-2616

You can view a video tour here:  http://youtu.be/OjGSmktNZyM

Welcome to what can be your own private paradise of woods & wildlife. The video you are watching covers the winter and late spring-summer seasons and has a lot of footage of the deer and fawns.

This land is about 1600ft deep and about 800ft wide (frontage) and thus is a nearly perfect 2 x 1 rectangle. It, and the surrounding land is of a gentle rolling nature, and pleasing to the eye, though less obvious in the woods itself due to the undergrowth.

The woods portion, about 85-90% of the total acreage has a mix of Black Cherry, Elms, Hickories, Maples, some Oaks, Walnuts, Hedge apple and Ash. A few Beech trees are tucked in as well as some wild apple trees. Many trees are in the 100 to 200 year range.

The center front area (south) has a few acres of pasture, that until recently had some sheep on them, generally a grassy mixture and could hold cows or horses. There are three small-medium barns and made of heavy poles and white oak with concrete floors, also a treated lumber tool shed.

Also has a thick gravel driveway with turnouts and a loop, well septic and electric are in place and it is lived on, older mobile home (which you can use to live or for your storage while your dream home is built).

The trail, main one, snakes thru the woods and has a bridge that easily supports the weight of a full size pickup loaded with wood.

Land itself , as mentioned, is gently rolling, and has in the NE corner a "pot hole" pond, which is a remnant for the last ice age, when a huge chunk of ice broke off the retreating glaciers and as it melted washed away the local soil.

There are homes in the area, but none are on top of you as this is mostly rural farm land located almost equally between the county seats of Champaign, Union & Logan counties, in central-west Ohio. It is very quiet, on a Saturday or Sunday afternoon you can hear a semi air brake on SR 33 some 7 miles away.

At one time had plans to make a Bed-n-Breakfast setup, but life & plans change, it is a wonderful place for a husband & wife and the kids, or a semi-retired couple, or anyone who wants the wildlife and tranquility. Wildlife consists of the deer, which are somewhat "relaxed", some owls and a few wild turkeys (elusive secretive birds), plenty of fat squirrels and rabbits, some pheasants, woodcocks, of course ever present raccoons. Plenty of bird species.

If the 31 acres is not of first interest, there is a 5 acre section in the SE portion that could be had alone. For both, or all, the school districts are Triad & Ben Logan. Both parcels have several good building sites. Land is currently under the CAUV (Current Agricultural Use Value) programs as Forest, and as such has a low tax appraisal valuation, thus low taxes. Should it be of importance, the Honda plant can be reached rather quickly. So, how much is it, well if you flew down the text to find this, or if you are someone who values a "palace" in a fishbowl neighborhood, over woods, wildlife and peacefulness, then this place is not likely for you, the woods is the value, any house incidental.

*For the 26 1/4 acres the price is $269,500 = the 5 acres is at $125,650. Contact 937-747-2616 for further inquires, leave message if not in.

A few years ago I calculated what it would cost to create this place, buy the land, terraform it, bring in all the trees and such and it came out over 1.15 million, and that was a bit low per a retired forester.

So, you think that this pretty woods and wildlife area is too much??

Would you sell a house that cost you, say, $500,000 = (1/2 million) for land, materials and labor, for $400, 000 - $300,000 or even just $175,000??

Okay, so here are the key expenses to create this woods:

Land as a hay field: $93, 750=
3  caliper trees, 1,563 total: $703,125=
10"-12" caliper trees, 156 total: $312,500=
31 huge trees: $620,000=

Skip the huge ones, we'll let the others just grow, okay it will be $1,109,375=and will not come close to resembling this woods.

Of course there is no easy price for the actual wildlife and peacefulness this woods offers on any given day or time.

So Grand Total is: $1,729,375=

WILL TAKE PHONE CALLS ONLY ON THIS LISTING, NO EMAILS PLEASE, CALL IF YOU ARE INTERESTED, SHOWN BY APPOINTMENT ONLY: 
937-747-2616