206.63 acres ± SOUTHWICK FARM - Amazon S3

56 N Longyard Road, Southwick | 206.63 acres ±

Ten Post Office Square Boston MA 02109 www.landvest.com

For more information, please contact:

KEITH ROSS

[email protected]| 617-371-7316J STANLEY EDWARDS

[email protected] | 617-293-8209

SOUTHWICK FARM

978-544-5767

INDEX

A. STATEMENT OF LIMITATIONS..............................................................................1

B. SUMMARY OF IMPORTANT FACTS...................................................................... 2

C. PROPERTY IDENTIFICATION..................................................................................3

1. Southwick Description2. Site Description3. Ownership & Tax Assessment4. Orthophotograph Base Plan5. Regional Conservation Context Plan6. Site Analysis Plan Ortho

D. REGULATORY FACTORS.........................................................................................8

1. Zoning2. Wetlands3. Flood Zones

E. PHOTOS…………………………………………………………………….………...9

F. APPENDIX

1. Deeds and Property Record Cards2. Zoning Map3. Gas line Deed4. Survey Map

A. STATEMENT OF LIMITATIONS

This Property Profile is a compilation of public record information and additional information from the Seller regarding approximately 206.63+/-acres of land and tobacco barn. The property is located at 56 North Longyard Road Southwick, MA and is currently offered for sale by LandVest, Inc. (hereinafter, the Offered Property).

Neither the Seller nor Seller’s representatives make any express or implied representation or warranty as to the accuracy or completeness of any information in this information package or any of the exhibits attached hereto, and none of such persons shall have any liability relating to or arising from use of any information or any errors there in or omissions there from. Prospective buyers are not entitled to rely on the accuracy or completeness of this information and shall be entitled to rely solely on such representations and warranties as may be in a Purchase and Sale Agreement relating to the proposed acquisition, subject to the terms and conditions of such agreement.

Any alternative use of the Offered Property implied in this information package does not constitute a warranty or guarantee of approval. It is the sole responsibility of the Buyer to determine the viability of any contemplated use of the Offered Property under pertinent federal, state, and local regulations. The Seller makes no representation as to the likelihood of approval of any proposed use.

Neither Seller nor any of its representatives are under any legal obligation and shall have no liability of any nature whatsoever with respect to the proposed acquisition by virtue of this information package or otherwise.

No legal liability is created by this information package, and this document is to be used in whole and not in part. Any sketches produced by LandVest in this information package show approximate dimensions and are included only to assist the reader in visualizing the Offered Property.

The Offered Property is sold in its as is condition and no warranties, guarantees, or representations are given as to the condition of site improvements or their compliance with federal, state, or local building, zoning, and/or other regulations.

The Seller reserves the right to reject all offers, to enter into an agreement with someone other than the highest offeror, and to negotiate further with one or more offerors. If an offer sets forth a price and conditions that are acceptable to the Seller, the Seller will prepare a proposed Purchase and Sale Agreement which will require a deposit of a portion of the purchase price, to be forfeited upon non-performance. No party, Seller or Buyer, will be bound until a Purchase and Sale Agreement is signed by both parties and the deposit paid.

Access to the Offered Property is not allowed unless accompanied or provided permission by an authorized employee of LandVest, Inc.

1

B. SUMMARY OF IMPORTANT FACTS

Offered Property:

Property Location:

Assessor Map & Lots:

Assessment:

Record Owners:

Recorded Deeds:

Zoning:

Wetlands:

Flood Zones:

Utilities:

206.63 acres with 1,625 +/- feet of frontage along the east side of North Longyard Road in Southwick, MA. The property has 95 acres of prime agricultural soils and 58 acres of soils of statewide significance. 32 acres are in fields, 14 acres are wetlands and the balance of 161 acres are forested. The property has a history of tobacco farming and it supports a 6,144 sq ft tobacco barn in good condition. The balance of the property is forested with extensive hardwood and softwood timber inventory. The land rises from the west to the east until it borders the Agawam town line. The New England Trail runs along this east border. There is a gas line easement that runs north and south through the property.

56 North Longyard Road Southwick, MA

Map 47 Lots 6 and 3

$365,500 assessed value $20.59/thousand is 2021 Tax Rate

Indus Land Development MA, LLC

Hampden County Registry of Deeds at Deed Book 19916 Page 159 and Land Court Doc # 196786

The property is located in the R-40 Residential Ag District, requiring 40,000 sq ft and 100 feet frontage for each lot. A strip along its eastern border with Agawam is zoned Agriculture Conservation

See attached maps

See attached maps

Electric on the road, town water and private septic

2

C. PROPERTY IDENTIFICATION

The property was farmed for many years for tobacco. It was purchased in 1953 by the General Cigar Corporation and has changed hands over the years, but still maintains a strong tobacco farming base. The farmland has been leased seasonally to a local tobacco farmer for the past 15 years. The lease requires the farmer to refrain from using certain chemicals on the land and the annual lease is around $10,500. The Tobacco barn on the property is in good condition with concrete footings. The property has 95 acres of prime agricultural soils and 58 acres of soils of statewide significance. 32 acres are in fields, 14 acres are wetlands and the balance of 161 acres are forested. There is an easement for a buried gas line that runs north and south through the property near the western portion of the land, the deed for which is attached. The New England Trail (formerly the Metacomet Monadnock Trail) funs along the eastern border of the property along the ridgeline. About the NET – New England Trail There is no formal agreement at this time for the Trail.

TOWN OF SOUTHWICK DESCRIPTION Southwick is the southernmost town in western Massachusetts, as a result of the "jog" in the Massachusetts-Connecticut border. Southwick is bordered on the north by Westfield, on the east by Agawam, Massachusetts, and Suffield, Connecticut, on the south by Suffield and Granby, Connecticut, and on the west by Granby and by Granville, Massachusetts. U.S. Route 202 (College Highway) crosses the town, leading north from the town center 5 miles (8 km) to Westfield and south 7 miles (11 km) to Granby, Connecticut. Massachusetts Route 57 crosses Southwick east to west, leading east 12 miles (19 km) to downtown Springfield and west into the Berkshires. According to the United States Census Bureau, the town of Southwick has a total area of 31.7 square miles (82.0 km2), of which 30.8 square miles (79.8 km2) are land and 0.85 square miles (2.2 km2), or 2.63%, are water.[1] The 114-mile (183 km) New England Trail (a hiking trail) passes through wetlands near Harts Pond before ascending over Provin Mountain, a trap rock ridge and cliffline that forms the eastern border of Southwick. Provin Mountain is part of the Metacomet Ridge, a mountainous trap rock ridgeline that stretches from Long Island Sound to near the Vermont border.(Adapted from

Wikipedia)

TOWN OF SOUTHWICK HISTORY

3

In the mid-17th century, pioneering English explorers moving up the Connecticut River Valley, seeking fertile farmlands and game, discovered the area and settled Southwick. It became a farming community, defined as the Southern (South-) village (-wick) part of the town of Westfield, Massachusetts. Ultimately, Southwick became a fully independent town in 1770. The town remained divided until 1793, when Massachusetts claimed the area (known as the "jog"). A border dispute continued until 1804, when the current boundary was established through a compromise between Connecticut and Massachusetts. As a result of this border resolution, Southwick is the southernmost town in western Massachusetts. For more information check out this link to the town history on its web site: About Us | Southwick MA

https://newenglandtrail.org/about-the-net/

https://en.wikipedia.org/wiki/Westfield,_Massachusetts

https://en.wikipedia.org/wiki/Agawam,_Massachusetts

https://en.wikipedia.org/wiki/Suffield,_Connecticut

https://en.wikipedia.org/wiki/Granby,_Connecticut

https://en.wikipedia.org/wiki/Granby,_Connecticut

https://en.wikipedia.org/wiki/Granville,_Massachusetts

https://en.wikipedia.org/wiki/U.S._Route_202

https://en.wikipedia.org/wiki/Massachusetts_Route_57

https://en.wikipedia.org/wiki/Massachusetts_Route_57

https://en.wikipedia.org/wiki/Springfield,_Massachusetts

https://en.wikipedia.org/wiki/The_Berkshires

https://en.wikipedia.org/wiki/United_States_Census_Bureau

https://en.wikipedia.org/wiki/Southwick,_Massachusetts#cite_note-Census_2010-1

https://en.wikipedia.org/wiki/Metacomet-Monadnock_Trail

https://en.wikipedia.org/wiki/Provin_Mountain

https://en.wikipedia.org/wiki/Trap_rock

https://en.wikipedia.org/wiki/Metacomet_Ridge

https://en.wikipedia.org/wiki/Long_Island_Sound

https://en.wikipedia.org/wiki/Vermont

https://www.southwickma.org/about-us

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Poin t Gr o v e Rd

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Almon Ave

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W h i teFox Rd

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Independence Rd

S Vi llage

Hendom D r

Nicole Ter

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Robi n Ri dg e Dr

Revere Rd

CanalDr

N Street Ext

Tina Ln

Sunset Ter

Orchardview St

North Ext

NPo n d Rd

Woo d l andRidge

Liq uor i Dr

Phea s a nt Hi l l Dr

L a uren Ln

Janelle Dr

Elmar Dr

Roos evel t Ave

Ward Rd

Ha mi l ton Cir

Toba cco Farm Rd

Shadow Ln

Kosak Ct

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Deer Run

Thurgood St

O l d Farm Rd

Red Fox Dr

Fa l l ey Dr

Dix St

Patr i o ts W a y

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Lake A

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TomS t

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Shelley Ln

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Craiwell Ave

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Grea t B r o ok Dr

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Woodcock Ct

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Stuart Cir

Munger Hi l l Rd

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Kellogg Ave

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Glenwood Dr

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Rid gevi ew Dr

Yale Ave

Liquo

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Bl ueberry Ri d g e

Fa l co n Cr s tCody Ln

Ravin

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Al lison Ln

Pi ne y

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Locu

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Plymouth Ln

Carol Ave

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GreenCa n y on Rd

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Cynthi a Pl

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Hi l l c res t Rd

Columbia DrFordham Ave

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KnollwoodCir

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Appl e Blos som Ln

Bl acks mi th Rd

Hunters Ridge Ci r

Shirl e

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Coyote Gln

Nolan

Ln

Gran

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Harvard Ave

Fa lmouthRd

Legi on Rd

Joyce

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a Dr

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Carmel L n

Beech Hi l l Rd

Hi ck o ryLn

Magn o l i a Ter

Marlene

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Belvi

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Li b ertyL

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Pleas ant Dr

Hope

Farm

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High Meadow Rd

Rising St

Bowker Rd

Adr ian Ave

Ol d Feedi n g Hi l l s Rd

Zephyr Dr

Buckin gh a m D r

S Wes tfi el d St

Ka

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Pa rkedgeDr

WoodsideCir

Coyote C i r

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Vie wDr

Lex ington Ci r

S West f ie ld S t

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So ut h w i ck St

Popla

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N Westf ie ld St

Ho l low Rd

F e e d ing Hil ls Rd

NL o

ngy a

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F o ster Rd

M at thews Rd

N o r t h St

S p r ingf ie ld St

Shak e r Rd

S L ongyar d Rd

P o wd e rMi

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P ine S

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Tannery Rd

Pont

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ST187

ST57

ST187

ST57

ST187

£¤202

RobinsonState Park

Rail Trail

ShakerRoad Water

Department Land

Rail Trail

Rail Trail

Steiger DriveRecreation Area

Little RiverPlayground

WaterDepartment

Land

Mary NobleWildlife

Sanctuary

SouthwickGolf Course

Shaker FarmsCountry Club

Wispering PinesRegal Homes CR

SchoolBall

Fields

WestfieldRiver Access

AgawamMunicipal Golf

Course

BoglischTree Farm CR

Mungo Cow PastureConservation Area

Munger HillElementary School

Playground

Saint AnneCountry

Club

RidgeviewPark

GrangerSchool

Playground

Agawam JuniorHigh School

Athletic Fields

SpringfieldStreet

Cemetery

SpringfieldWaterWorks

Joanne DriveConservation Area

TuckahoeTurf Farm

ColumbiaGreenway Rail

Trail Phase I

WestSpringfield

Water WorksWater

DepartmentLand

MittineaguePark

Bannish CR

West SpringfieldWater Supply Land

SouthwickWMA

Southwick WCE

BaileyPaul J APR

KerrBarbaraH APR

Kerr EvaS 2 APR

StepanikEdward J APR

JohnsonGeraldine

M APR

Utzinger

KerrFarms APR

TuckahoeTurf Farm

UtzingerFarm APR

Bannish Frank EAPR

ChrzanowskiWrlc APR

Solek APRSloane

CatherineA APR

FarnsworthLinda L APR

LaroWestAPR

Agawam

West Springfield

Westfield

Southwick

This plan is conceptual only and is notrepresented as an engineered plan.

Conservation Context

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Credits: Background from ESRI 'Terrain Base' map service

LEGEND

0 2,000 4,0001,000Feet

Project Number: MA3424Date: 05/05/21

SouthwickSouthwick, MA

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Scale: 1 " = 2,000 '

Subject Property - 203.63 ±AcAdjacent PropertiesProtected LandConservation Restrictions (CRs)Agricutural Preservation Restrictions (APRs)Open WaterWetlandsPerennial StreamsIntermittent Streams

Notes:

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1625

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AGAW

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North

L ongy a

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Laro Road

StepanikEdwardJ APR



Laro West APR

462'452

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305'295'285'

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295' 275'

265'

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47-6196.73 ±Ac

46-36.9 ±Ac


Base Plan Orthophotograph

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Credits: 2020 Imagery fromNearmap Imagerymap service.

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Subject Property - 203.63 ±AcOpen Areas - 32.06±AcNew England Trail Adjacent PropertiesProtected LandOpen WaterWetlandsPerennial StreamsIntermittent StreamsContours (ft)

Notes:

5

1625

'

AGAW

AMSO

UTHW

ICK

North

L ongy a

rdR o

ad

Hillcrest Road

Laro Road

StepanikEdwardJ APR



Laro West APR

462'452

'442'

413'403

'393'374'364

'354'344

'

334'324'314

'

305'295'285'

472'423'

383'

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'344

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'324

'

265'

255'

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246'

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354'344

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334'

265'255'

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334'

324'314

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580'

541'

521'

492'

433'

501'

413'

374'

236'226'

226'

590'

413'

295'

285'

226'

551'

561'

472'

354'

314'

285'

255'

206'

531'

442'

383'

354'

354'

354'

334'

324'

255'

255'

246'

196'

246' 314' 305'

295' 275'

265'

452'

324'

285'

492' 462'

433'

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472'

442'

334'

403'

354'

413'393'

551'

423'

442'

374'

364'

580'

570'

541'

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561'

521'

610'

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374'

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482'

452'

383'

600'

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47-6196.73 ±Ac

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Base Plan Orthophotograph

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Credits: 2020 Imagery fromNearmap Imagerymap service.

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Subject Property - 203.63 ±AcNew England Trail Adjacent PropertiesProtected LandOpen WaterWetlandsPerennial StreamsIntermittent StreamsContours (ft)

Notes:

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kj

kjkj

AGAW

AMSO

UTHW

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1625'

Southw

ick Street

Quarr

y Road

Laro Road

North

Longya

rdRo

a d

Hillcrest Road

West SpringfieldWater

Supply Land

276B

265B

254B

341D

265B253D

254C

341B341B341B

340C

265A255B

265C 391B

391B

265A

265B

255C 276B 734E

265C

265B

388A

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265B

276B

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734E

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391B265B265B

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388A

340C340B

260B

265B265B

265B

47-6196.73 ±Ac

46-36.9 ±Ac

472'

462'

442'

433'

423'374

'364'

354'

344'334'

482'452'

413'403'393'383

'314'295

'285

'

265'

570'

492'

305'

501'

324'

511'

275'

255'246

'

364' 344

' 334'324'

374'

354'

236'

216'206'

413'

255'246'

255'246

'

246'

236'

334'

324'

324'314

'

531'

403'

226'

196'

590'

580'

570'

236'

226'

580'

551'

551'

541'

472'

413'

344'

334'

314'

275'

255' 246'

521'

442'

423'

383'

364'

354'

354'

354'

255'

255'

246'

226'

216'

216'

187'

285'

246'

610'

383'

374'

305' 295'

285' 275'

265'

492'

462'

442' 393

'

501'

472'

452'

403'

344'

511'

482'

413'

354'

324'

423' 364

' 334'

590'

570'

531'

541'

521'

580'

551'

551'

531'

442'

433' 314

'

433'

423'

561'

590'

590'

482'

472'

255'

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Site Analysis Plan

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Scale: 1 " = 500 '

Subject Property - 203.63 ±AcNew England Trail Adjacent PropertiesProtected LandBuilding FootprintsSoil TypesAll Areas are Prime Farmland - 95.87±AcFarmland of Statewide Importance -58.02±AcOpen WaterWetlands -14.01±Ac100 Year Flood Zone50' Wetlands Setback100' Wetlands Setback200' Rivers Act SetbackPerennial StreamsIntermittent Streams

kj Potential Vernal PoolsContours (ft)

Notes:Credits: Background from ESRI 'Terrain Base' map service

7

D. REGULATORY FACTORS

The following section of this Property Profile discusses some of the regulatory factors that have an impact on proposed uses of the Offered Property.

ZONING

The Offered Property is predominately located in the Town of Southwick’s R-40 Zoning District, with a strip of land along the eastern border with Agawam where the New England Trail passes identified as Agriculture Conservation. R-40 zone Single-family dwellings and their accessory buildings, uses, and structures are the predominant permitted uses by right. The Agriculture Conservation district is designed to protect the Trail Additional uses as permitted by special permits are described in the town bylaws available on line at: Planning Board | Southwick MA

SOUTHWICK DEMINSONIAL TABLE

WETLANDS see Site Analysis map above.

FLOOD ZONES see Site Analysis map above.

ENVIRONMENTAL CONDITIONS

There are no known adverse environmental conditions on the site based on information provided by the client and a review of local records.

8

https://www.southwickma.org/planning-board



Ten Post Office Square Boston MA 02109

www.landvest.com

Southwick, MA | 206.63± acres

56 LONGYARD ROAD

9

View West to East

View South to North along ridgeline

10

View North to South

APPENDIX

1. Property Record Card and Deeds2. Zoning Map3. Gas line Deed4. Survey Map

13

Location 56 R NORTH LONGYARD RD Mblu 046/ / 003/000 000/000

Acct# Owner GRIFFIN LAND DEVELOPMENTMA, LLC

Assessment $7,200 Appraisal $7,200

PID 4142 Building Count 1

Owner GRIFFIN LAND DEVELOPMENT MA, LLCCo-OwnerAddress 204 WEST NEWBERRY ROAD

BLOOMFIELD, CT 06002

Sale Price $0CertificateBook & Page DOC 196786

Sale Date 07/12/2013Instrument 1B

56 R NORTH LONGYARD RD

Current Value

Appraisal

Valuation Year Improvements Land Total

2021 $0 $7,200 $7,200

Assessment


2021 $0 $7,200 $7,200

Owner of Record

Ownership History

Ownership History

Owner Sale Price Certificate Book & Page Instrument Sale Date

GRIFFIN LAND DEVELOPMENT MA, LLC $0 DOC 196786 1B 07/12/2013

GRIFFIN LAND + NURSERIES INC $0 DOC 127480 1U 08/28/1998

GENERAL CIGAR CO INC $0 DOC 16844 01/14/1953

Year Built:Living Area: 0Replacement Cost: $0

Building Information

Building 1 : Section 1

14

Legend

Land Use

Use Code 1320Description RES ACLNUD Zone ACNeighborhoodAlt Land Appr No

Land Line Valuation

Size (Acres) 6.9Frontage 0Depth 0Assessed Value $7,200Appraised Value $7,200

Extra Features

Extra Features

No Data for Extra Features

Land

Building Percent Good:Replacement Cost Less Depreciation: $0

Building Attributes

Field Description

Style Vacant Land

Model

Grade:

Stories:

Occupancy

Exterior Wall 1

Exterior Wall 2

Roof Structure:

Roof Cover

Interior Wall 1

Interior Wall 2

Interior Flr 1

Interior Flr 2

Heat Fuel

Heat Type:

AC Type:

Total Bedrooms:

Total Bthrms:

Total Half Baths:

Total Xtra Fixtrs:

Total Rooms:

Bath Style:

Kitchen Style:

Legend

Building Photo

(http://images.vgsi.com/photos2/SouthwickMAPhotos//\00\01\33/02.jpg)

Building Layout

(http://images.vgsi.com/photos2/SouthwickMAPhotos//Sketches/4142_434

Building Sub-Areas (sq ft)

No Data for Building Sub-Areas

15

http://images.vgsi.com/photos2/SouthwickMAPhotos///00/01/33/02.jpg

http://images.vgsi.com/photos2/SouthwickMAPhotos//Sketches/4142_4347.jpg

Category

Legend

(c) 2021 Vision Government Solutions, Inc. All rights reserved.

Outbuildings

Outbuildings

No Data for Outbuildings

Valuation History

Appraisal


2021 $0 $7,200 $7,200

2020 $0 $7,200 $7,200

2019 $0 $7,200 $7,200

Assessment


2021 $0 $7,200 $7,200

2020 $0 $7,200 $7,200

2019 $0 $7,200 $7,200

16

Location 56 NORTH LONGYARD RD Mblu 047/ / 006/000 000/000

Acct# Owner GRIFFIN LAND DEVELOPMENTMA, LLC

Assessment $358,300 Appraisal $358,300

PID 1643 Building Count 1

Owner GRIFFIN LAND DEVELOPMENT MA, LLCCo-OwnerAddress 204 WEST NEWBERRY RD.

BLOOMFIELD, CT 06002

Sale Price $0CertificateBook & 916/ 159

Sale Date 07/12/2013Instrument 1B

56 NORTH LONGYARD RD

Current Value

Appraisal


2021 $24,600 $333,700 $358,300

Assessment


2021 $24,600 $333,700 $358,300

Owner of Record

Ownership History

Ownership History

Owner Sale Price Certificate Book & Page Instrument Sale Date

GRIFFIN LAND DEVELOPMENT MA, LLC $0 19916/ 159 1B 07/12/2013

GRIFFIN LAND & NURSERIES, INC $0 9786/ 565 02/27/2002

CULBRO LAND RESOURCES, INC. $0 9786/ 565 1B 03/05/1997

GENERAL CIGAR COMPANY INC $1 2222/ 585 01/28/1953

Year Built:Living Area: 0

Building Information

Building 1 : Section 1

17

Legend

Land Use

Use Code 1060Description AC LND IMP Zone R-40Neighborhood

Land Line Valuation

Size (Acres) 196.73Frontage 0Depth 0Assessed Value $333,700

Extra Features

Extra Features

No Data for Extra Features

Land

Replacement Cost: $0Building Percent Good:Replacement Cost Less Depreciation: $0

Building Attributes

Field Description

Style Outbuildings

Model

Grade:

Stories:

Occupancy

Exterior Wall 1

Exterior Wall 2

Roof Structure:

Roof Cover

Interior Wall 1

Interior Wall 2

Interior Flr 1

Interior Flr 2

Heat Fuel

Heat Type:

AC Type:

Total Bedrooms:

Total Bthrms:

Total Half Baths:

Total Xtra Fixtrs:

Total Rooms:

Bath Style:

Kitchen Style:

Legend

Building Photo

(http://images.vgsi.com/photos2/SouthwickMAPhotos//\00\00\59/33.jpg)

Building Layout

Building Layout(http://images.vgsi.com/photos2/SouthwickMAPhotos//Sketches/1643_3704

Building Sub-Areas (sq ft)

No Data for Building Sub-Areas

18

http://images.vgsi.com/photos2/SouthwickMAPhotos///00/00/59/33.jpg

http://images.vgsi.com/photos2/SouthwickMAPhotos//Sketches/1643_3704.jpg

Alt Land Appr NoCategory

Appraised Value $333,700

Legend


Outbuildings

Outbuildings

Code Description Sub Code Sub Description Size Value Bldg #

BRN7 TOBACCO BARN 6144 S.F. $24,600 1

Valuation History

Appraisal


2021 $24,600 $333,700 $358,300

2020 $24,600 $333,700 $358,300

2019 $24,600 $332,500 $357,100

Assessment


2021 $24,600 $333,700 $358,300

2020 $24,600 $333,700 $358,300

2019 $24,600 $332,500 $357,100

19

NeighborhoodAlt Land Appr NoCategory

Assessed Value $167,400Appraised Value $167,400

Legend


Outbuildings

Outbuildings

Code Description Sub Code Sub Description Size Value Bldg #









Valuation History

Appraisal


2021 $111,000 $167,400 $278,400

2020 $111,000 $167,400 $278,400

2019 $111,000 $125,800 $236,800

Assessment


2021 $111,000 $167,400 $278,400

2020 $111,000 $167,400 $278,400

2019 $111,000 $125,800 $236,800

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206.63 acres ± SOUTHWICK FARM - Amazon S3

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