W.K. BEVERAGE FARM

The 489 acre Beverage Farm dates back to 1907 when Mr. Walter K. Beverage purchased his first land tract of 55 acres in the remote Allegheny Mountains of West Virginia.  The property is bordered for 3 miles by thousands of unspoiled acres of the Monongahela National Forest. Now, for the first time in 110 years, the historic mountain farm has arrived at market.

HIGHLIGHTS

• 489+/- acres in the heart of the Allegheny Mountains
• $415,000 Forester’s timber evaluation shows 1.4MMBF of sawtimber and 6,600 cords of pulpwood/growing stock
• Borders for over 3 miles thousands of unspoiled acres of the Monongahela Nat’l Forest.
• The Beverage family has continuously owned land at this location for 110 years
• 415+/- acres of valuable timber including black cherry, sugar maple and red spruce
• 35 acres of flat to gently rolling agricultural land presently in hay
• 3 streams – Spring Run, Dry Run and Trout Run combine for 13,500’ of blue line flow
• Dark skies with little or night pollution for star and planet gazing
• Unrivaled long range views of distant mountains and valley farms below
• Wildlife is abundant with several fur bearing species represented
• Winged wildlife includes eagles, hawks, owls, ravens, and Neotropical songbirds
• 20 minutes to Snowshoe Ski Resort, Cass Scenic Railroad and Seneca State Forest
• Varied topography with seasonal streams interspersed with flats and hillsides
• Elevations run from 2682’ to 4559’
• Land legacy of wildlife management coupled with outstanding long-term forest stewardship
• Network of roads and trails provide access to nearly every corner of the property
• Nearby public access to the Greenbrier River and River Trail – perfect for anglers and water recreation enthusiasts
• A good percentage of commercially – operable ground supporting farming, forestry, recreation and potential for numerous future cabin sites
• Electric and phone on site
• Low taxes, low population density
• The old two-story homeplace is thought to be a Sears-Roebuck Catalogue Kit home shipped via railroad boxcar sometime after 1908

ABOUT THE REGION

The W.K. Beverage Farm is located in north central Pocahontas County in the mountains of southeastern West Virginia. The Pocahontas County region is renowned for its highland forests—woodlands that ascend to windswept summits more than 4,000 feet above sea level. Its highest peaks are among the highest in the Allegheny range of the Appalachian Mountain.

Though home to fewer than 9,000 residents, the county is among the largest in West Virginia at 942 square miles and includes vast areas of forest, much of which is managed by the U.S. Forest Service as part of the Monongahela National Forest.

Much of the county lies within the National Radio Quiet Zone, an area of 110 square miles in Virginia and West Virginia in which radio transmissions are heavily restricted to facilitate scientific research at the National Radio Astronomy Observatory at Green Bank in northern Pocahontas County.

Heavy snows in the higher elevations may render forest roads impassable through much of the winter, though the valleys along the Greenbrier enjoy moderate winter weather. Heavy snows in December, January, and February help sustain tourism when more than 400,000 skiers and winter-sports enthusiasts visit Snowshoe Mountain, Silver Creek Resort, and the Elk River Touring Center.

LOCATION

Google Coordinates: 38.45964°(N), -79.892449°(W)
Address: Back Mountain Road, Cass, WV 24927
Range: 2682’ ft. to 4559 ft. +/-

Driving Directions:
From Marlinton: 35 miles (55 minutes +/-)

Travel Route 39 East for 5.3 miles; turn left onto Route 28 North; travel 15.4 miles to the community of Dunmore; turn left onto Route 28/92 North; travel 3.5 miles; turn left onto Route 66 West (toward Cass Scenic Railroad); travel Route 66 to the Town of Cass for 6.4 miles crossing the railroad tracts; turn right Back Mountain Road RT 1; travel 6.3 mile and the property starts on the right (some red gates on the right of the road).

FOREST/TIMBER RESOURCES

Complementing the property’s scattered old fields and aesthetic attributes is a 400 acre timber resource that is well positioned for current timber income as well as value appreciation over the coming decades. With an attractive species mix, adequate stocking levels, and favorable diameter class distribution, the timber amenity represents a strong component of value to the investor.

The Beverage forest’s 415+/- acre timber resource is composed of unusually high quality Appalachian hardwoods. 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.

Capital Timber Value of the timber and pulpwood is been determined by a forester’s cruise to be $413,728 as of 2012.

Species composition:

The forest’s predominately well-drained upland terrain has led to a 1.4MM+/- board foot of sawtimber and 6,600+/- cords of pulpwood/growing stock resource dominated by hardwood species. Overall, the species composition is highly desirable and favors Appalachian hardwood types, consisting primarily of:

• Red Oaks 26%
• Sugar Maple 25%
• White Oak/Chestnut Oak 12%
• Black Cherry 10%
• Soft Maple 5%
• Poplar/Basswood 5%
• Birch 5%
• Hemlock 4%
• Ash 3%
• Miscellaneous 7% A host of associate species (red spruce, hickory, black walnut, beech)

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.

The property’s 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 40-140 year old stems ranging in size of 10”-40” dbh. Portions of this stand have been thinned as prudent forest management called for. Many sections of this stand are ready for a selective thinning which will generate considerable income.

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 and will be reaching economic maturity in the next 20-40 years.

Diameters are well represented across the commercial spectrum with a notable mature size class, as well as abundant pole size timber and growing stock. 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, which has inundated the entire Northeast US, is present and the Ash component will significantly decline over the next decade. The Eastern Hemlock species is under attack by the Hemlock Wooly Adelgid and the hemlock will significantly decline over the coming decade.

There have been no forest fires in 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.

WILDLIFE

The mixture of mature forest, emerging forest, farm fields, old fruit trees, coupled with the abundant water supply from the creeks and springs create the perfect wildlife habitat. The “edge effect” created between field and forest is the textbook habitat for the resident wildlife. The edges create a miles long wildlife food plot. The hardwood forest produces tons of acorns, hickory nuts, beech nuts and soft mast. White tail deer, black bear, red/gray fox, bobcat, wild turkey, squirrel, raccoon, fox and many species of songbirds, eagles, owls and raptors make up the resident wildlife population. It is hard to find a property that has a better mix of wildlife as there has been little hunting pressure for many years.

The nearby Greenbrier River is a major contributor to the local ecosystem richness and diversity for both plants and animals. Great fishing is found in the Greenbrier River with small mouth bass, crappie, catfish, and bluegill present in good numbers.

The creeks and their attendant plant life create a water supported community with a wide variety of wildlife. Some of the margin of the creeks is fringed by wetlands, and these wetlands support the aquatic food web, provide shelter for wildlife. The plant life associated with the wetland includes rushes, sedges, cattails, duckweed, bee balm and algae.

There are many animals that live in the water and around the edges of the river and creeks including raccoons, opossums, blue herons, bald eagles, Canada geese, wood ducks, mallards, minnows, fish, turtles, salamanders, newts, crayfish, muskrat, beaver, bull frogs, and redwing blackbirds.

Of course there is the insect and microscopic world including butterflies, dragonflies, water skaters, water beetles, damselflies, hellgrammites, tadpoles and various insect larve.

WATER RESOURCES

The W.K. Beverage Farm has an abundance of water resources, anchored by the 13,500’+/- of blue line flow from 3 named streams – Spring Run, Dry Run and Trout Run.

The streams flow through the property and maintaining live water for several months of the year. There are additional ephemeral streams that flow during rain events and snow melt. The creeks drain off the property directly to the Greenbrier River about ½ mile downstream. There are some springs scattered about on the property.

MINERAL RESOURCES

All rights the owner has will convey at closing. Deed research indicates there may have been a portion of the mineral rights reserved in a previous deed on one of the parcels. Other parcels will convey fee simple absolute. The Buyer should have an attorney to do a title search to verify the mineral title.

BOUNDARIES AND SURVEY

The property is comprised of several tracts, some of which have metes and bounds descriptions of record. A large portion of the property is bounded by the Monongahela National Forest. Some boundaries are evidenced by very old fencing. The property is being sold by the boundary and not by the acre.

UTILITIES

Water: Possible well located at the old homeplace
Sewer: Possible septic located at the old homeplace
Electricity: MonPower onsite
Telephone: Frontier onsite
Internet: Possible through Frontier or Hughes Net
Cellphone Coverage: None due to the Quite Zone around Greenbank Observatory

ACCESS/FRONTAGE

State maintained (paved) Back Mountain Road WV RT 1 provides direct access to the property.

ZONING

Pocahontas County currently has no zoning outside of corporations and flood zone areas. However, all prospective buyers should consult the County Government and also the Health Department for any changes and details regarding zoning, building codes, and installation of septic systems.

PROPERTY TYPE/USE SUMMARY

The property is currently devoted to pasture land and forestland use. A breakdown, as determined from aerial photography is as follows:

Fields and house: 40 acres +/-
Forestland: 415 acres +/-
Old Fields emerging into forest: 35 acres+/-  (balance of the property)

(This summary is only an estimation of current property use as determined from aerial photography. It is made subject to the estimation of property boundaries and any errors in the interpretation of land use type from the aerial photography utilized.)

DEED AND TAXES

Will Book 37, Page 424
Greenbank District, Tax Map 58, Parcel 5, and Tax Map 64, Parcel 1

2017 real estate taxes: $4,120.89 Full year

PUBLIC SCHOOLS

Pocahontas County School District:

Public Elementary School:
Green Bank Elementary School

Public Middle School:
Green Bank Middle School

Public High School:
Pocahontas County High School

THE OLD HOMEPLACE – SEARS MODERN HOMES CATALOUGE KIT?

The old homeplace is thought by many local residents to be a “Sears Modern Home” Catalouge Kit Home that was delivered via railroad boxcar to the Cass Depot sometime after 1908. The home is two story wood frame – lapped sided home with hardwood and pine floors. The home is in fair condition and could be easily renovated to modern standards.

Sears Catalog Homes (sold under the Sears Modern Homes name) were catalog and kit houses sold primarily through mail order by Sears, Roebuck and Company, an American retailer. Sears reported that more than 70,000 of these homes were sold in North America between 1908 and 1940. More than 370 different home designs in a wide range of architectural styles and sizes were offered over the program’s 33-year history.

Sears Modern Homes offered the latest technology available to house buyers in the early part of the twentieth century. Central heating, indoor plumbing, and electricity were all new developments in house design that “Modern Homes” incorporated, although not all of the houses were designed with these conveniences. Primarilyshipped via railroad boxcars, these kits included most of the materials needed to build a house. Once delivered, many of these houses were assembled by the new homeowner, relatives, friends and neighbors, in a fashion similar to the traditional barn-raisings of farming families. Other homeowners relied on local carpenters or contractors to assemble the houses. In some cases, Sears provided construction services to assemble the homes. Some builders and companies purchased homes directly from Sears to build as model homes, speculative homes or homes for customers or employees.

Sears discontinued its Modern Homes catalog after 1940. A few years later, all sales records were destroyed during a corporate house cleaning. As only a small percentage of these homes were documented when built, finding these houses today often requires detailed research to properly identify them. Because the various kit home companies often copied plan elements or designs from each other, there are a number of catalog and kit models from different manufacturers that look similar or identical to models offered by Sears. Determining which company manufactured a particular catalog and kit home may require additional research to determine the origin of that home. National and regional competitors in the catalog and kit home market included Aladdin, Bennett, Gordon-Van Tine, Harris Brothers, Lewis, Pacific Ready Cut Homes, Sterling and Wardway Homes.

Sears homes can be found across the continental United States. While sold primarily to East Coast and Midwest states, Sears homes have been located as far south as Florida and as far west as California. Examples have also been found in Alaska. A handful of Sears homes have been identified in Canada.

THE SURROUNDING AREA

POCAHONTAS COUNTY

Pocahontas County, West Virginia, is set deep in the Allegheny Mountains, separating West Virginia from Virginia, and called “the birthplace of rivers”. The Greenbrier, Gauley, Elk, Cherry, Cranberry, Tygart Valley, Williams, and Shavers Fork of the Cheat rivers all begin in these pristine mountains. The area is rooted in its crystal clear streams, native brook trout, roaring waterfalls, and unique history.

Pocahontas County is the “Alaska of the East”. Outdoor recreation opportunities abound from Hunting on private lands and the Monongahela National Forest, and Fishing in the Greenbrier River, Shavers Fork, Buffalo Lake and the countless native trout streams, Snow Skiing at Snowshoe, and Mountain Biking at Seneca State Forest and the Greenbrier River Trail.

In historic Durbin, WV, you have the opportunity to ride & experience the sights and sounds of one of the rarest steam locomotives in existence. The DURBIN FLYER Excursion Train is powered by a rare steam locomotive; Old #3 is one of only three operating Climax geared logging locomotives on earth!

For the water enthusiast, the property fronts the Greenbrier River for about 1500 feet. The Greenbrier is the last un-dammed river east of the Mississippi and offers a great float/canoe/kayak experience. The fishing for small mouth bass is considered excellent.

The property fronts the Greenbrier River Trail for over one mile between mile markers 78 and 79, just 7 miles from its terminus at Cass. The GRT is an 86-mile rails to trails system and offers exceptional hiking and biking opportunities along the scenic Greenbrier River.

Within a short drive are located some of the finest recreational facilities in West Virginia. Snowshoe Ski Resort, whitewater rafting / fishing on the Tygart, New River and Gauley Rivers, the 48,000 acre Cranberry Wilderness, the 80,000 acre New River National Gorge National Park, and whitewater rafting / fishing on the New River and Gauley Rivers. Five other area state parks and state forests offer unlimited hiking, horseback riding, ATV riding and rock climbing opportunities. Snowshoe Ski Resort is a 15 minute leisurely drive through some of the most scenic country on the East Coast. The world renowned Greenbrier Resort, home of the PGA tour, is just 1 ½ hour drive. Several other area golf courses are available in the area. Five other area state parks and state forests offer unlimited hiking, horseback riding, ATV riding, and rock climbing opportunities.

Spruce Knob, Seneca Rocks, The Cass Scenic Railroad in Cass and the National Radio Observatory in Green Bank are other area attractions that make this region of the state one of the most sought after to live and play.

THE MONONGAHELA NATIONAL FOREST

The Monongahela National Forest was established in 1920 and is encompasses about one million acres. Located in the north central highlands of West Virginia, the Monongahela straddles the highest ridges in the State. Elevation ranges from just under 1000′ to 4863′ above sea level. Variations in terrain and precipitation have created one of the most ecologically diverse National Forests in the country.

Visitors to this beautiful forest enjoy breathtaking vistas, peaceful country roads, gently flowing streams, and glimpses of the many species of plants and animals that inhabit the Forest. You will also see a ‘working’ forest, which produces timber, water, grazing, minerals and recreational opportunities for the region and nation.

The landscape goals for management of the Monongahela are for a largely natural appearing and diverse forest, which provides outstanding dispersed recreation opportunities and supporting developed facilities. Dispersed recreation opportunities abound for hiking, backpacking, fishing, hunting, mountain biking and so on. Developed sites provide the tourism destination facilities and base camps so important to the efforts of local Convention and Visitor Bureaus, local communities, and other non-government agencies. Forest Plan Management Prescriptions favor non-motorized recreation for ecological reasons.

The forest is noted for its rugged landscape with spectacular views, blueberry thickets, highland bogs and “sods”, and open areas with exposed rocks. In addition to the second-growth forest trees, the wide range of botanical species found includes rhododendron, laurel on the moist west side of the Allegheny Front, and cactus and endemic shale barren species on the drier eastern slopes.

There are 230 known species of birds inhabiting the MNF: 159 are known to breed there, 89 are Neotropical migrants; 71 transit the forest during migration, but do not breed there, and 17 non-breeding species are Neotropical. The Brooks Bird Club (BBC) conducts an annual bird banding and survey project in the vicinity of Dolly Sods Scenic Area during migration (August – September). The forest provides habitat for 9 federally listed endangered or threatened species: 2 bird species, 2 bat species, 1 subspecies of flying squirrel, 1 salamander species, and 3 plant species. Fifty other species of rare/sensitive plants and animals also occur in the forest.

Larger animals and game species found in the forest include black bear, wild turkey, white-tailed deer, gray and fox squirrels, rabbits, snowshoe hare, woodcock, and grouse. Limited waterfowl habitat exists in certain places. Furbearers include beaver, red and gray fox, bobcat, fisher, river otter, raccoon and mink. Other hunted species include coyotes, skunks, opossums, woodchucks, crows, and weasels. There are 12 species of game (pan) fish and 60 species of non-game or forage fish. Some 90% of the trout waters of West Virginia are within the forest.

THE GREENBRIER RIVER

The upper Greenbrier River possesses the excitement of life on one of the nation’s great wild rivers. The focus of a vast outdoor-recreation destination, it flows untamed out of the lofty Alleghenies, attracting anglers, paddlers, and naturalists from across the globe.

At 162 miles long, the Greenbrier is the longest undammed river left in the Eastern United States. It is primarily used for recreational pursuits and well known for its fishing, canoeing, kayaking and floating opportunities. Its upper reaches flow through the Monongahela National Forest, and it is paralleled for 77 miles by the Greenbrier River Trail, a rail trail which runs between the communities of Cass and North Caldwell.

It has always been a valuable water route, with the majority of the important cities in the watershed being established river ports. The river gives the receiving waters of the New River an estimated 30% of its water volume. Over three-fourths of the watershed is an extensive karstic (cavern system), which supports fine trout fishing, cave exploration and recreation. Many important festivals and public events are held along the river throughout the watershed.

The Greenbrier is formed at Durbin in northern Pocahontas County by the confluence of the East Fork Greenbrier River and the West Fork Greenbrier River, both of which are short streams rising at elevations exceeding 3,300 feet and flowing for their entire lengths in northern Pocahontas County. From Durbin the Greenbrier flows generally south-southwest through Pocahontas, Greenbrier and Summers Counties, past several communities including Cass, Marlinton, Hillsboro, Ronceverte, Fort Spring, Alderson, and Hinton, where it flows into the New River.

Along most of its course, the Greenbrier accommodated the celebrated Indian warpath known as the Seneca Trail (Great Indian Warpath). From the vicinity of present-day White Sulphur Springs the Trail followed Anthony’s Creek down to the Greenbrier near the present Pocahontas-Greenbrier County line. It then ascended the River to the vicinity of Hillsboro and Droop Mountain and made its way through present Pocahontas County by way of future Marlinton, Indian Draft Run, and Edray.

NEARBY HISTORIC GREENBRIER COUNTY

Lewisburg, which is the Greenbrier County seat, was voted the Coolest Small Town in America in 2011, combining the warmth of a close community with the sophistication of more urban locations. The thriving downtown historic district offers year-round live productions presented at the State Professional Theatre of WV, Carnegie Hall, distinctive dining venues, antique shops, award-winning galleries/boutiques, and two summer-season farmer’s markets. Greenbrier Valley Medical Center is a modern hospital and all attendant medical facilities, along with the many big box stores.

Lewisburg is home to the WV Osteopathic Medical School (600 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, medical, education, retail, construction, wood products, mining and agriculture.

The world-renowned Greenbrier Resort, with 800 rooms and 1600 employees, is located nearby in the sleepy little town of White Sulphur Springs. The 4-Star resort has a subterranean casino and is home to the PGA tour, the “Greenbrier Classic.” Several other area golf courses are available in the area – including Oakhurst Links, America’s first golf course, where guests play using old style hickory-handled clubs and ground-burrowing golf balls!

The Greenbrier County Airport with WV’s longest runway provides daily flights to Atlanta and Washington DC. A picturesque train ride from White Sulphur Springs connects the area to DC, Philadelphia, Chicago, and many other locations. By car, DC is 4 hours away and Charlotte is only 4.