Wisconsin, Land, Retreat, Timber Investment, Paradise.
FOR SALE – Cameo Rose is a Southern Wisconsin, land, retreat, timber, investment, paradise. Oops, we forgot “goldmine”, Bed and Breakfast, hunting land and “genuine getaway” located on 120 scenic acres between Madison WI and New Glarus WI – America’s Little Switzerland.
If you buy it, it should pay you back and then some over 30 years in Black Walnut and hardwood timber sales and old growth harvest. See the website on Growing Walnut Trees for Profit by Craig Wallin. And, you will still have the Home/Inn, the land, a regenerating forrest and deer and wild turkeys.
Brian, from a Bellevue, Iowa hardwood mill said, we are “sitting on a goldmine” and we have “the best cared for Black Walnut forest I have ever seen.”
We are looking for a buyer or buyers or corporation that can afford to enjoy their own paradise and have the vision to recognize the value of our property.
If you have the money and are interested in buying come and stay for a couple days and look it over. See CameoRose.com.
If you are really, really interested and want to see the entire house and walk all the trails to see the forest plantations, arrange a showing time and bring a Bank letter saying you have the funds to purchase.
Dawn & Gary Bahr, owners, 1090 Severson Rd, Belleville, WI 53508 Phone 608-424-6340. EMAIL
THE PACKAGE PRICE: Home and 120 Acres = $2,253,000
Get the picture(s) on all pages of CAMEOROSE.COM and at ZILLOW.COM.
THE PERFECT LOCATION = Cameo Rose is located at 1090 Severson Road, Belleville, WI. 53508. It is located 4 miles north of Belleville, 10 minutes south of vibrant Madison’s SW corner, 3 miles south of Historic Paoli, a couple miles southwest of Fitchburg’s SW corner, 20 minutes south of Middleton, 15 minutes NE of New Glarus (Little Switzerland), 10 minutes south of Verona (home of Epic Systems) and 20 minutes SE of Mount Horeb (Little Norway).
MAKE CAMEO ROSE YOUR STORY
Dawn and Gary Bahr bought a farm in 1989 and are now thinking about retirement. That means selling the Cameo Rose Victorian Country Inn. We would like to stay forever, or at least until we can harvest the Black Walnut trees during the next 10, 15 and 30 years, and possibly sub-divide the land into lots thereafter or grow more black Walnut trees – if only our aging could be reversed. We love it here. We could stay forever unless some younger person(s) or corporation has the same vision.
After Gary retired from banking and real estate and Dawn retired from auto leasing administration, we built our home and bed and breakfast in 1991 and added a privacy addition in 1994.
In 1994, we planted 32,000 pine and hardwood seedlings (16,000 each in every other row) on 52+ acres and entered a Managed Forest Land program in 1997 on 80 acres of woods.
THE PERFECT PLAN = The goal was to have a very nice home in a beautiful setting (the Paradise), run a bed and breakfast for income (the retreat) and deduct depreciation and expenses to protect most of that B&B income from taxes, wait for the Black Walnut Trees to mature (the “Gold Mine”) in 15 and 30 more years or in about 2033 and 2048 (Gary will be 105) and wait for Fitchburg or Verona to grow to our land and possibly subdivide in the same 30 years after most of the Black Walnut trees are harvested. However, the forest does keep regenerating and keep growing the trees forever that may pay even greater dividends.
THE WISCONSIN RETREAT / HOME / INN / GETAWAY = Our home and B&B was built by local builder, Joe Buol & Sons, in 1991 with a privacy addition added in 1994. The custom builder used fine materials including oak Morgan Doors from Oshkosh, WI and Anderson Windows.
The home is about 7000 square feet of finished space – ideal for a corporate retreat or personal retreat, a large or extended family home (By the way, Madison WI is the best place to raise children), a home and office or bed and breakfast.
The home/inn could divide perfectly into 2 separate areas for extended family use if desired. The home / inn 1991 area is about 4800+ square feet of finished space high ceiling areas..
The 1994 Annex offers the innkeeper or extended family about 2100+ sq ft area of finished space. Plumbing and electrical is in the basement Gazebo room for a future kitchen/dining area in the Annex. And, plumbing and electrical for a washer & dryer is in back furnace room. Home would divide easily between the 1991 and 1994 portions at the Gazebo Sunroom.
Cost to build this quality custom home today (2018) would likely exceed $200 per square feet or about $1,400,000 or more with another 1,000 sq ft of cathedral and raise ceiling areas. Add $200,000 or more for a 6-acre scenic and landscaped lot and mature trees + septic + well + pond + gazebos + pergolas + patios + brick and stone sidewalks.
The total savings on the home and land value will allow the buyer to make any desired change in the home.
WISCONSIN LAND, TIMBER INVESTMENT, PARADISE, “GOLD MINE”
TOTAL ACRES = 120 scenic Wisconsin acres, more or less, with miles of mowed trails that wind through the hills, valleys, trees and rock formations; plus another mile long trail along both sides of the driveway.
52.39 CRP ACRES of New Growth Woods are in CRP paying $122.25 per acre or $6505 per year. The CRP contract expires 9/30/2023. This New Growth Woods is part of the MFL lands below. In 1994, we planted 6000 Black Walnut trees, 8,000 oaks, 2000 Maples and 16,000 pines.
The pines can be harvested anytime while retaining some pines for scenic purposes. Most pines have died or will die as the hardwood canopy shades them out.
The Walnuts and hardwoods are the “goldmine” or an investment projected to be worth millions in future years. The first harvest will be about 2033 and will thin-for-profit trees and improve future growth of remaining Walnuts and hardwoods for a big-profit-harvest in about 2048.
THE TIMBER RIGHTS: are Included in the land price.
See website on Growing Walnut Trees for Profit. Black Walnut logs bring premium prices, and have since the 1700s, with single trees bringing up to $20,000 if veneer quality. Our trees have had the lower branches removed to increase the amount of veneer quality. Bruce Thompson, author of “Black Walnut For Profit,” estimates a mature stand of black walnut trees can bring about $100,000 per acre in timber value alone. We have 52 acres.
Harvesting or thinning of 24″ + Black Walnut trees can begin in about 2033 and full growth maturity in about 2048. Both harvests should be profitable to very, very profitable.
Meanwhile new trees are growing for future harvests. Re-forestation of hardwoods is an additional benefit throughout the future.
29 ACRES OLD GROWTH TIMBER, more or less, along a horseshoe ridge to be thinned soon to allow more growth of desired hardwoods and the new Walnut trees squirrels are planting in the old growth hillside. The Old Growth is part of the Managed Forest Lands.
In December, 31, 2021 the MFL will expire and a clear-cut harvest could be possible and best for establishing a strong regrowth of the old hardwoods (oak, cherry, hickory. Black Walnut etc) on the Old Growth Hillside. Estimated verbal clear-cut value in late 2018 by timber mill of the 30 acres of old growth is $3600-$4000 per acre or about $108,000 to $120,000. Clear-cut is not necessary and many mature trees could be left for seeking and beauty.
35 ACRES TILLABLE: are currently rented for $150.00 per acre. The rate is low. It helps pay the taxes. The cropland is in two fields with woods in between where a building site may be located on the West 40 acres of the property. Cropland could be planted with hardwoods or other profitable trees or 1 crop field might make a great area for horses and the other field might make a great pond area for viewing from a potential building site in the 8-10 acres of pines and hardwoods. Or, profitable trees could be planted on the tillable land in a CRP program and MFL program.
3-4 ACRES OF DRIVEWAY, more or less, that is shared by agreement with a neighbor and any new land division if necessary.
Deer and Wild Turkeys love to stay at The Cameo Rose.
THE MANAGED FOREST LANDS:
80 Acres of Managed Forest Land consists of the 52.39 acres of CRP land (above) and most of the old growth forest (above).
The Managed Forest Land program provides a tax savings. The MFL contract expires in 2021. Our MFL is taxed at $2.00 per acre vs about $50 per acre for a wooded acre.
The 52.39 acres of CRP or new growth fields were planted in 1994 with 32,000 seedlings, half pines and half hardwoods including 6,000 Black Walnut Trees. The Walnut & Hardwood Groves were culled about 2008 and can be culled anytime soon.
Thinning or culling of the Black Walnut and hardwood trees allows for the best growth of the remaining hardwoods. Harvesting could begin in about 2033. By 2048 the black walnuts could bring an estimated $60 – $80 – $100 thousand per acre more or less. Vaneer quality trees could bring substantially more – even $20,000 per tree. 52.39 acres X $80,000 would be $4,191,200 plus the veneer bonus.
Our black walnut trees have been trimmed of lower branches to provide for more veneer quality and much greater value. What other place pays for itself in 30 years and you still have the home and land and regenerating forest plus money left over?
The 35 acres of tillable land could grow Poplar trees for profit or more Black Walnuts.
DEVELOPMENT RIGHTS: Included in package.
In the future, Fitchburg WI and Verona WI will be bordering our land and the potential for future subdivision will be great. But the regenerating value of hardwoods – especially Black Walnuts – may pay even bigger dividends. Plus, continuing as a whole paradise is good.
ADD THE BUSINESS:
Goodwill, cameorose.com website, email list, business name. Does not include antiques, furniture, furnishings, dishes, etc.
For the Bahr’s, the bed and breakfast has provided them with sufficient income that is mostly tax free due to depreciation of the home, furnishings, car, etc and deducting 65% of most expenses (heat, electricity etc) and 50% of groceries.
We are now in semi-retirement mode and have cut advertising and require a 2-night minimum on many weekends. Less strict policies, hotel like cancellation policies, and using OTA’S (online travel agencies) like Expedia.com, BedandBreakfast.com, Bookings.com would likely increase business and income.
ADD THE BUSINESS PROPERTY
B&B room furnishings etc and outdoor items will be inventoried and priced separately and sold by agreement or auctioned.
A: Stay a couple days and look the real estate over.
B: For a complete showing of the home and land, make a showing appointment, bring a letter from your bank showing you have the money to purchase the Cameo Rose inn and land.
Sellers: Dawn and Gary Bahr, 1090 Severson Road, Belleville, WI 53508 – Phone 608-424-6340.
DIVISION OF PROPERTY: A DIVISION of the property may be possible, would be subject to Zoning and Driveway approvals for both properties and a building site with the land parcel.
HOME/INN = $1,200,000 with 6 acres including Pond etc. With timber rights and development rights.
114 ACRES = $1,312,000 with Timber Rights and Development Rights
SELLERS would be interested in renting the back part of the the Cameo Rose while building their new home.
BUYER OF CRP LAND TO ASSUME CRP CONTRACT.
BUYER OF MANAGED FOREST LAND TO ASSUME MFL CONTRACT.
SHARED DRIVEWAY AGREEMENT APPLICABLE TO ALL DIVISIONS AND CURRENT NEIGHBOR.
SEPTIC EASEMENT IF APPLICABLE:
– A current septic agreement is provided to a neighbor just South of the Pond and home/inn.
– A new septic easement may be necessary to the home / inn if that land is not purchased by the home / inn buyer.
THE ROOF: Roof is in very good condition and likely to last 10 years (2028). Roof is steeper than usual and may last longer.