112 W Meadow Drive, Townsend, MA

112 W Meadow Road, Townsend, MA 01469

LOCKE BROOK RUN DEVELOPMENT LAND

LAND FOR SALE

faulknercommercial.com/

KW COMMERCIAL138 River Road,Suite 107Andover, MA 01810

JANET FAULKNERDirector, Senior Commercial [email protected]

We obtained the information above from sources we believe to be reliable. However, we have not verified its accuracy and make no guarantee, warranty or representation aboutit. It is submitted subject to the possibility of errors, omissions, change of price, rental or other conditions, prior sale, lease or financing, or withdrawal without notice. We includeprojections, opinions, assumptions or estimates for example only, and they may not represent current or future performance of the property. You and your tax and legal advisorsshould conduct your own investigation of the property and transaction.

PROPERTY OVERVIEWApproved development, Locke Brook Run, which will consist of 20two bedroom townhouse style condominium units on 5 ANR lots.The buildings are clustered together on a total of 6.09 acresaccessed by 3 off-road driveways.

Septic plans approved: shared systems designed by RossAssociates; one has already received BOH approval and the othersare awaiting submission. Driveway plans, building drawings, and theDEP Order of Conditions will be provided. There is some flexibility forthe final designs of the dwelling units. Town water is at the street.

The site abuts 34+ acres of open space, access to which can befacilitated by a walking trail. The site is on the southern side of W.Meadow Rd. directly opposite the entrance to West MeadowEstates, a completed development of similar townhousecondominiums. All permits have been extended until October, 2017.

SALE PRICE: $500,000

PRICE PER ACRE: $82,102

LOT SIZE: 6.09 Acres

APN #: 004/0020/0000

ZONING: RB2

MARKET: Boston

SUB MARKET: Middlesex

CROSS STREETS: Route 119

http://faulknercommercial.com/







LAND FOR SALE








LAND FOR SALE






* Demographic data derived from 2010 US Census



LAND FOR SALE

ETHNICITY 1 MILE 5 MILES 10 MILES

% HISPANIC 6.5% 3.2% 4.0%

RACE 1 MILE 5 MILES 10 MILES

% WHITE 93.0% 96.6% 94.2%

% BLACK 0.0% 0.4% 1.7%

% ASIAN 0.6% 0.6% 1.5%

% HAWAIIAN 0.0% 0.0% 0.0%

% INDIAN 0.3% 0.3% 0.2%

% OTHER 3.6% 1.0% 1.0%

POPULATION 1 MILE 5 MILES 10 MILES

TOTAL POPULATION 724 21,344 100,338

MEDIAN AGE 39.2 39.9 39.4

MEDIAN AGE (MALE) 37.2 38.8 38.4

MEDIAN AGE (FEMALE) 40.6 41.1 40.9

HOUSEHOLDS & INCOME 1 MILE 5 MILES 10 MILES

TOTAL HOUSEHOLDS 254 7,445 35,376

# OF PERSONS PER HH 2.9 2.9 2.8

AVERAGE HH INCOME $78,659 $96,852 $96,889

AVERAGE HOUSE VALUE $378,848 $372,596


Floor Plan “A”

Floor Plan “B”

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11:02:28

ASR Map:Fact Dist:

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2319

LAND130

4LotLot

BldReason:LandReason:

Year:Reval Dist:

Prior Id # 3:Prior Id # 2:Prior Id # 1:Prior Id # 3:Prior Id # 2:Prior Id # 1:

21:44:44

4 20 0Parcel ID

LotBlockMap103,100

Town of Townsend1 of 1020

This Parcel contains 6.09 ACRES of land mainly classified asLAND

103,100103,014265280.416.09000

FRONTAG

Prior Id # 3:Prior Id # 2:

N/A N/AMarket Adj Cost

10/15/12

01/11/15

PRIVATE WEL1 100RA3RA3

01469MATOWNSEND272 MAIN STREETCONSERVATION - TOWN OF TOWNSEND -

112 WEST MEADOW RD, WEST TOWNSE

BLACKBURN, SCOTT N.

135 JEWITT ST.

PEPPERELLMA N

Grantor Legal Ref Type Date Sale Code Sale Price V Tst Verif Assoc PCL Value NotesBLACKBURNAMPOLO, MARY L.N/A

51352-18748421-25314002-347

8/25/200811/1/20067/3/1980

MUL. PARCELSFAMILY

1250000

0

NoYesYes

NoNoNo

Total CardTotal Parcel

6.0906.090

103,100103,100

103,100103,100

Date Result By Name4/20/20073/29/2001

CYCLICAL INSPECTED

100 100

J LeavittJ Leavitt

Code Descrip/No Amount Com. Int

UseCode Description LUC

Fact No of Units Depth /PriceUnits Unit Type Land Type LT

Factor Base Value Unit Price Adj Neigh NeighInflu

NeighMod Infl 1 % Infl 2 % Infl 3 % Appraised

ValueAlt

Class % SpecLand J Code Fact Use Value Notes

130 130

LANDLAND

435605.09

SQUARE FEACRES

SITEEXCESS

00

2.152,000.

1.0000.919

U U

1.001.00

93,6549,360

93,7009,400

Date Number Descrip Amount C/O Last Visit Fed Code F. Descrip Comment

Tax Yr Use Cat Bldg Value Yrd Items Land Size Land Value Total Value Asses'd Value Notes Date20142013201220112010200920082007

130 130 130 130 130 130 130 130

FV FV FV FV FV FV FV FV

00000000

6.096.096.096.096.096.09

46.46.

105,400112,000122,900128,300128,300126,100259,000219,900

105,400112,000122,900128,300128,300126,100259,000219,900

105,400112,000122,900128,300128,300126,100259,000219,900

Year End RollYear EndYear End RollYear EndYear EndYEAR END

Year End Roll

12/19/201312/13/201212/16/201112/2/201012/14/200912/10/200812/10/200712/7/2006

Use Code Building Value Yard Items Land Size Land Value Total Value130 6.090 103,100 103,100

TAX DISTRICT

2015aproDatabase: FY2015Disclaimer: This Information is believed to be correct but is subject to change and is not warranteed.

ts

no

lt

Legal Description

Time

Spl Credit

Insp Date

GIS Ref

GIS Ref

User Acct

PAT ACCT.

Sign:

Type:

Land Unit Type:Total Land:

Entered Lot Size

LAND SECTION (First 7 lines only)

Prime NB Desc:Parcel LUC:

TOTAL ASSESSED:

Date Time

Owner 1:OWNERSHIP

CARD

USER DEFINED

Total:Total:Total SF/SM:Total AC/HA:

/Parcel:Total Value per SQ unit /Card:Source:

Date

ExmptCensus:Flood Haz:

ACTIVITY INFORMATION

LAST REV

PRINT

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U

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ZDescip DescripCodeItem%CodeItem

PROPERTY FACTORS

OTHER ASSESSMENTS

NARRATIVE DESCRIPTION

BUILDING PERMITS

SALES INFORMATION

PREVIOUS ASSESSMENT

IN PROCESS APPRAISAL SUMMARY

Postal:CntrySt/Prov:

Twn/City:Street 1:

Owner 2:Owner 1:

No Alt No Direction/Street/City

Owner 2:Owner 3:Street 1:Street 2:

Twn/City:St/Prov: CntryPostal:

Own Occ:

PREVIOUS OWNER

PROPERTY LOCATION

1.00

N

4 20 000

000

1.00000000

0

8.000000001.00000000

0

0.0

.

PARCEL ID

No Unit RMS BRS FL

Code Description A Y/S Qty Size/Dim Qual Con Year Unit Price D/S Dep LUC Fact NB Fa Appr Value JCod JFact Juris. Value

SubArea

%Usbl Descrip %

Type Qu #Ten

Rate Parcel ID Typ Date Sale Price

FY LR DR D K FR RR BR FB HB L O

Code Description Area - SQ Rate - AV Undepr Value

Total:

Lump Sum Adj:Const Mod:

Lvl 2

LowerLvl 1

UpperOtherLevel

Val/Su SzAd

RES BREAKDOWN

TotalsHeating:Electric:

Plumbing:Baths:

Kitchen:Additions:

Interior:Exterior:

REMODELING

General:

Val/Su Fin:Val/Su Net:

Gross Are

Totals

Total:

Patriot Properties, IncAssessProIMAGE

LUC Factor:

SKETCH

Total Special Featues:Total Yard Items:More:

Baths:BRs:RMs: HB

SPEC FEATURES/YARD ITEMS

RESIDENTIAL GRID

SUB AREA DETAIL

FinAreaSize AdTotal:Net Sketched Area:

SUB AREA

Ind.ValAvRate:

COMPARABLE SALES

WtAv$/SQ:

COMMENTS

Desc:

Final Total:Special Features:

Juris. Factor:

Depreciated Total:Depreciation:

Adj Total:

Neighborhood Inf:

Other Features:Grade Factor:

1st Res Grid

Adj $ / SQ:Const Adj.:

Size Adj.:Basic $ / SQ:

CALC SUMMARY

# Units

DEPRECIATION

Total: %%Override:

Special:Economic:Functional: %

%%

Phys Cond: %

OTHER FEATURES

BATH FEATURES

Rating:A Kits:

Rating:Rating:

Rating:

% Sprinkled:

Kits:

Frpl:WSFlue:

Rating:Rating:

A HBth:1/2 Bath:

Rating:A 3QBth

OthrFix:

A Bath:Full Bath Rating:

Rating:

Rating:

3/4 Bath: Rating:

Alt %:Fact:

CONDO INFORMATIONLocation:

Floor:% Own:

Total Units:

Name:

GENERAL INFORMATION

Eff Yr Blt:Alt LUC:Year Blt:

Grade:

Jurisdict:

% AC:% Heated:# Heat Sys:Heat Type:Heat Fuel:

Central Vac:Solar HW:% Com Wall

INTERIOR INFORMATION

%

%

Bsmnt Flr:

Prim Floors:

Sec Int Wall:Prim Int Wall

Avg Ht/FL:

Partition:

Sec Floors:

Electric:Insulation:

Bsmnt Gar:

Int vs Ext:

EXTERIOR INFORMATION

%Roof Struct:Roof Cover:

Prime Wall:Sec Wall:

Foundation:Frame:

Color:

(Liv) Units:Sty Ht:Type:

View / Desir:

MASSACHUSETTS MANDATORY LICENSEE-CONSUMER RELATIONSHIP DISCLOSUREThis disclosure is provided to you, the consumer, by the real estate agent listed on this form. Make sure you read both sides of this form.The reverse side contains a more detailed description of the different types of relationships available to you. This is not a contract.

THE TIME WHEN THE LICENSEE MUST PROVIDE THIS NOTICE TO THE CONSUMER:

All real estate licensees must present this form to you at the first personal meeting with you to discuss a specific property. The licenseecan represent you as the seller (Seller's Agent) or represent you as the buyer (Buyer's Agent) and also can assist you as a facilitator.

CONSUMER INFORMATION AND RESPONSIBILITY:

Whether you are the buyer or seller you can choose to have the advice, assistance and representation of your own agent who works foryou. Do not assume that a real estate agent works solely for you unless you have an agreement for that relationship. With yourconsent, licensees from the same firm may represent a buyer and seller in the same transaction. These agents are referred to as dualagents.

Also a buyer and seller may be represented by agents in the same real estate firm as designated agents. The "designated seller or buyeragent" is your sole representative. However where both the seller and buyer provide written consent to have a designated agentrepresent them then the agent making such designation becomes a "dual agent" for the buyer and seller. All real estate agents must, bylaw, present properties honestly and accurately. They must also disclose known material defects in the real estate.

The duties of a real estate agent do not relieve the consumers of the responsibility to protect their own interests. If you need advice forlegal, tax, insurance or land survey matters it is your responsibility to consult a professional in those areas. Real Estate agents do nothave a duty to perform home, lead paint or insect inspections nor do they perform septic system, wetlands or environmental evaluations.

RELATIONSHIP OF REAL ESTATE LICENSEE WITH THE CONSUMER (check one) Seller's agent Buyer's agent Facilitator

IF A SELLER'S OR BUYER'S AGENT IS CHECKED ABOVE COMPLETE THE SECTION BELOW:

Relationship with others affiliated with (Print name of real estate firm or business and license number)

(Check one) The real estate agent listed below, the real estate firm or business listed above and all other affiliated agentshave the same relationship with the consumer named herein (seller or buyer agency, not designated agency).

Only the real estate agent listed below represents the consumer named in this form (designated seller orbuyer agency). In this situation any firm or business listed above and other agents affiliated with the firm or businessdo not represent you and may represent another party in your real estate transaction.

By signing below I, the real estate licensee, acknowledge that this disclosure has been provided timely to theconsumer named herein.

(Signature of real estate agent) (Printed name of real estate agent) (License Number/Type) (Today's Date)

By signing below I, the consumer, acknowledge that I have received and read the information in this disclosure.

(Signature of consumer) (Printed name of consumer) (Today's Date)

(Signature of consumer) (Printed name of consumer) (Today's Date)

Check here if the consumer declines to sign this notice.

Form No. 705 Phone: Fax:

Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com

X

Keller Williams Realty Success 7874

X

Janet Ryan Faulkner 9516868

KW Commercial - Andover, 138 River Rd., Ste. 107 Andover, MA 01810 (978)269-5445 112 W MeadowJanet Faulkner

TYPES OF AGENCY REPRESENTATION:

SELLER'S AGENT

A seller can engage the services of a real estate agent to sell his property (called the listing agent) and the real estate agentis then the agent for the seller who becomes the agent's client. This means that the real estate agent represents the seller.The agent owes the seller undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality andaccountability, provided, however, that the agent must disclose known material defects in the real estate. The agent mustput the seller's interests first and negotiate for the best price and terms for their client, the seller. (The seller may authorizesub-agents to represent him/her in marketing its property to buyers, however the seller should be aware that wrongfulaction by the real estate agent or sub-agents may subject the seller to legal liability for those wrongful actions).

BUYER'S AGENT

A buyer can engage the services of a real estate agent to purchase property and the real estate agent is then the agent forthe buyer who becomes the agent's client. This means that the real estate agent represents the buyer. The agent owesthe buyer undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accountability,provided, however, that the agent must disclose known material defects in the real estate. The agent must put the buyer'sinterests first and negotiate for the best price and terms for their client, the buyer. (The buyer may also authorize sub-agents to represent him/her in purchasing property, however the buyer should be aware that wrongful action by the realestate agent or sub-agents may subject the buyer to legal liability for those wrongful actions).

(NON-AGENT) FACILITATOR

When a real estate agent works as a facilitator that agent assists the seller and buyer in reaching an agreement but doesnot represent either the seller or buyer in the transaction. The facilitator and the broker with whom the facilitator is affiliatedowe the seller and buyer a duty to present each property honestly and accurately by disclosing known material defectsabout the property and owe a duty to account for funds. Unless otherwise agreed, the facilitator has no duty to keepinformation received from a seller or buyer confidential. The role of facilitator applies only to the seller and buyer in theparticular property transaction involving the seller and buyer. Should the seller and buyer expressly agree a facilitatorrelationship can be changed to become an exclusive agency relationship with either the seller or the buyer.

DESIGNATED SELLER'S AND BUYER'S AGENT

A real estate agent can be designated by another real estate agent (the appointing or designating agent) to represent eitherthe buyer or seller, provided the buyer or seller expressly agrees to such designation. The real estate agent once sodesignated is then the agent for either the buyer or seller who becomes their client. The designated agent owes the buyeror seller undivided loyalty, reasonable care, disclosure, obedience to lawful instruction, confidentiality and accountability,provided, however, that the agent must disclose known material defects in the real estate. The agent must put their client'sinterests first and negotiate for the best price and terms for their client. In situations where the appointing agent designatesanother agent to represent the seller and an agent to represent the buyer then the appointing agent becomes a dual agent.Consequently a dual agent cannot satisfy fully the duties of loyalty, full disclosure, obedience to lawful instructions which isrequired of an exclusive seller or buyer agent. The dual agent does not represent either the buyer or the seller solely onlyyour designated agent represents your interests. The written consent for designated agency must contain the informationprovided for in the regulations of the Massachusetts Board of Registration of Real Estate Brokers and Salespeople (Board).A sample designated agency consent is available at the Board's website at www.mass.gov/dpl/re.

DUAL AGENT

A real estate agent may act as a dual agent representing both the seller and buyer in a transaction but only with theexpress and informed consent of both the seller and buyer. Written consent to dual agency must be obtained by the realestate agent prior to the execution of an offer to purchase a specific property. A dual agent shall be neutral with regard toany conflicting interest of the seller and buyer. Consequently a dual agent cannot satisfy fully the duties of loyalty, fulldisclosure, obedience to lawful instructions which is required of an exclusive seller or buyer agent. A dual agent does,however, still owe a duty of confidentiality of material information and accounting for funds. The written consent for dualagency must contain the information provided for in the regulations of the Massachusetts Board of Registration of RealEstate Brokers and Salespeople (Board). A sample dual agency consent is available at the Board's website atwww.mass.gov/dpl/re.

Form No. 705 Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLogix.com 112 W Meadow

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112 W Meadow Drive, Townsend, MA