This is truly a once in a lifetime opportunity to own Fort Montgomery, which is a rare and historic property. An incredible 6,900 Feet of Waterfront on magnificient Lake Champlain, NY makes Fort Montgomery Estates one of the largest undivided tracks of lakefront property in the New York / Vermont Lake Champlain Region. A true developers dream!

Fort Montgomery Estates is located between U.S Route 2 & Route 11, Rouses Point (Clinton County), New York,12979. The property is directly adjacent to the Canadian Border.

Dating back to the first half of the 19th century, Fort Montgomery, with over 70 fireplaces, is now available for purchase, offering excellent investment potential for a variety of uses. The imposing stone structure more than 40 feet high is beautifully set out in Lake Champlain and connected to an island measuring approximately 1,300’ in length by 500’ in width. A 700-foot-long causeway connects, the island to the mainland, with 6,900 feet of lake frontage included as part of the offering. In addition, with the purchase of the Fort Montgomery comes ownership of 279.7 acres on the mainland and an additional 86 acres of land under water and that extend 500 feet into Lake Champlain bringing the total to 365.7 acres.

Listed on the National Register of Historic Places, the fort is in need of restoration. Funds may be available through various government agencies for partial or total renovation. Local assistance can also be obtained from the Town of Champlain Local Development Corporation. There are no restrictions on the fort, meaning the new owners can develop it as they see fit. One possible use for the land would be the creation of a marina and luxury condominiums with dramatic views of the lake and mountains in Vermont and New York states; there are no height restrictions for such a development. Potential also exists for commercial development, as the area has proven to be attractive to business.

It enjoys a desirable location on the U.S./Canadian border, only 45 minutes from Montreal, 90 minutes from Lake Placid, NY and one hour from Burlington, Vermont. The property taxes are some of the lowest in New York State; the area crime rate is one of the lowest in the country; and the Village of Rouses Point has one of the lowest municipal electric rates in the United States at only 4 cents per kilowatt hour. Add to this the fact that the entire area retains its small town charms and friendliness, and it is easy to see the opportunity that waits the enterprising new owner.

SUBJECT LAND AREA

Recorded survey plans (i.e. 1984 survey plan prepared by R.M. Sutherland - Map Book 15, Page 68), and Town of Champlain tax assessor’s records. Specifically, the mainland total area of 279.7 was derived from the legal description of deeded “Parcel I” (Land Records Volume 741, Page 344 - less acreage subsequently divided per the Lincoln Boulevard Industrial subdivision consisting of 6-lots occupying 23.52 acres plus area beneath access road). The deeded “Parcel II” (per the aforementioned 1984 Sutherland Plan) totals 86± acres, including a 7.5+ acre man-made upland area underlying the historic ruins of Fort Montgomery. Reduced-scale copies of the record plans are included in the Appendix to this report.

WETLAND DELINEATIONS AND INTERPRETATIONS - The wetland boundaries depicted are derived from (digital) aerial wetland survey information published by the New York State Department of Environmental Conservation (DEC - Region 5 Mapping). By statute (Article 24), these regional Freshwater Wetland Maps depict “the approximate location of the actual wetland boundary.” Accordingly, the exact location of wetland boundaries on the subject property remains subject to field-verification.

MARKETABLE TITLE - There are no easements, licenses or encroachments which would adversely affect the subject property’s marketable title.

REGIONAL LOCATION - COMMUNITY OVERVIEW

The Village of Rouses Point is situated in New York State’s extreme northeast corner. The village is wholly located within the Town of Champlain. Both the village and town are part of Clinton County. The town and village have excellent vehicular access, with an interchange on the Adirondack Northway (1-87) located in the central portion of the town. In addition, US 11 and NY State Routes 9 and 9B provide for north/south and east/west travel in the community. The community is bordered to the east by Lake Champlain, to the north by the international border with Quebec, Canada, to the west by the Town of Moores and to the south by the Town of Chazy.

The village and town have experienced a varied pattern of population change in recent years. This is shown in the table below, which compares population change in the Village of Rouses Point, the Town of Champlain, Clinton County and New York State. The comparison is for the period 1990 through 2003.

While the village, town and county lost population during the 1990s, all have reversed this trend and experienced population increases between 2000 and 2003; at a rate faster than statewide growth.

CLINTON COUNTY HOUSING AND EMPLOYMENT

Although the pattern of population growth has varied, employment has generally shown a positive trend in the county. Strong private employment has resulted in overall employment increases. Recent anecdotal evidence suggests that increases in U.S. Homeland Security employment will continue to boost the local economy. The most recent economic data (April 2005) shows total employment of 37,700 persons in Clinton County, with an unemployment rate of 5.3 percent. Finally, recent income data shows strong gains in Clinton County. County Per Capita Personal Income increased from $17,926 in 1995 to $23,702 in 2001, an overall 32 percent increase at an annual rate of 4.8 percent. This exceeds the rate of inflation and suggests that county residents have enjoyed real income gains in recent years.

IDENTIFICATION & DESCRIPTION

The recorded survey plan entitled “Map of the Lands of Fort Montgomery Estates, Inc. “prepared by R.M. Southerland, PC, dated February 16, 1984 (revised through August 8, 1986 - Clinton County Registry of Deeds Map Book 15, Page 68), the subject property comprises a total land area of approximately 365.7± acres with approximately 86± acres of that total located seaward of the high water line of Lake Champlain. Of this 86± acre total, approximately 7.5 to 8± acres consist of man-made upland connected to the mainland via a narrow causeway. The property’s deeded acreage extends some 500± feet easterly from the Lake Champlain high water line and the total water frontage (per survey) amount to 6,900± feet. The record plan depicts mainland acreage of 333± acres prior to the subsequent development of the Lincoln Boulevard Industrial Park, completed in 1984 - 1985. The 86± acre calculation comprising land under water and the man-made fort peninsula is based on a plan notation and is subject to change pending a more detailed survey.

The subject property’s overall configuration is regular with mainland dimensions of approximately 4,400± feet (east-west) x 3,900± feet (north-south). The southerly boundary includes a total of 248.47± feet of frontage on U.S. Route 2 and the western border includes some 2629.35± feet of contiguous frontage on Route 11. The northern boundary conforms with the national boundary between the United States and Canada of the total (mainland) distance of 4,269.64± feet (plus 500 additional feet into the Lake). The site is served by municipal electricity, water and sewer and all of these services are available for additional tie in.

There is relatively little topographic variation on the interior mainland portion of the property. Interior access to the site is currently gained via a 10 to 12 foot wide gravel-surfaced roadway entering the property’s southeasterly corner and extending some 3,850± feet to the ruins of Fort Montgomery. An additional spur trail of 600± feet in length provides access to the north-central upland portion of the property.

LAND USE REGULATIONS:

Zoning - Based on a review of the zoning code of the Village of Rouses Point (Chapter 120), the subject property falls entirely within the C5 (Commercial 5) Zoning District. Permitted uses within the C5 district include:

•single-family residential •two-family residential •home occupations •gift shops •agriculture •accessory uses

PERMITTED USES INCLUDE:

•membership clubs •nursing homes •non-profit recreational facilities •gift shops •professional business offices •personal service businesses •retail uses •nurseries •campgrounds •hotels, motels, cabins, lodging houses •marinas •restaurants •banks •private schools •nightclubs •childcare centers •funeral homes •light industrial uses •repackaging of pharmaceuticals •trucking businesses •warehousing and distribution •research and testing laboratories

ANNEXATION AGREEMENT - LAND USE RESTRICTIONS

The spatial requirements outlined in the recorded Annexation Agreement are summarized as follows:

Residential:

Minimum Lot Size: One-quarter acre Minimum Street Frontage:75 Feet Minimum Front Yard: 25 Feet Minimum Side Yard:10 Feet Minimum Rear Yard:35 Feet Maximum Lot Coverage:35%

Commercial:

Minimum Lot Size: 50,000 square feet (1.147 acres) Minimum Street Frontage:150 Feet Minimum Front Yard: None Minimum Side Yard:25 feet one side; none other Minimum Rear Yard:35 Feet Maximum Lot coverage:40%

Industrial:

Minimum Lot Size:50,000 square feet Minimum Street Frontage:150 Feet Minimum Front Yard:100 feet on State Highways, 75 feet otherwise Minimum Side Yard:25 feet - both sides Minimum Rear Yard:25 feet - Maximum Lot Coverage:40%

Village of Rouses Point - Subdivision Road Standards - Chapter 57 - Article 1

Village Road/Highway specifications are summarized briefly as follows: - Minimum Right of Way Width:50 feet - Minimum Base Width:28 feet - Minimum Traveled Way Width:20 feet - Minimum Turnaround Diameter:80 feet

LISTING STATUS - NATIONAL REGISTER OF HISTORIC PLACES

On August 22, 1977, Fort Montgomery was accepted to the National Register of Historic Places - one of approximately 45 sites in Clinton County with this historic distinction. The National Register Program is administered by the National Park Service. The National Register listing status carries relatively minor implications to future use of the property.

Specifically, Section 60.2 of the statute states: “The listing of private property on the National Register does not prohibit under Federal law or regulations any actions which may be otherwise undertaken by the property owners with respect to the property.”

CONCEPTUAL DEVELOPMENT PLAN/VALUATION MODEL

The Fort site component of the subject property can be readily divided. It is constructed from marble block quarried in Bane Vermont and internal arches are finished in brick veneer. Approximately one-half of the original exterior walls remain after a portion of the blocks were sold and crushed for use as rip-rap on the Alburg, Vermont to Rouses Point,NY bridge.

The plan calls for a division of the main upland portion of the site as a total of 11 residential lots ranging in size from 1-1.5 acres.

The lots are accessed by a new subdivision road - the initial 2,000 feet of which is public, serving the publicly-accessible Fort site. The road then branches to the northwest as a private spur road to serve the subdivision. The residential lots are larger than those allowed under existing zoning (and the Annexation Agreement) - a decision aimed at differentiating the development in the local market to appeal to a scarcely-supplied, higher end residential market in Rouses Point.

The wet meadow areas along the property’s southern tier are set aside as protected open space in fulfillment of the 5% open space requirement stipulated in the Annexation Agreement. It is also assumed that public use of the Fort site would satisfy the 3 acre beach conveyance requirement outlined on the Agreement.

Fort Montgomery Estates is an exceptional value at the offering price when compared to recent sale prices of properties only a fraction of the size. A single 15+ acre site with prime shore-front on Lake Champlain was sold for $3,550,000 = ($236,666.00 per acre) at Quaker Smith Point in Shelburne Farms in Shelburne, Vermont. Another sale of a 14.02 acre site (land only) occurred on 8/14/02 for $2,850,000 = ($203,281.00 per acre) with only 400 feet of accessible frontage on Lake Champlain (also in the protected Shelburne Farms setting). Fort Montgomery Estates 365.7 acres at $9,950,000 equals only $27,208 per acre and Fort Montgomery is an added bonus !