103.75 Acres With an Existing Cell Tower Lease Near I-64
$174,900 Land for Sale in Milton, West Virginia – 103.75 Acres With an Existing Cell Tower Lease Near I-64
Finding a large parcel of rural land at an accessible asking price can attract buyers interested in real estate investment, outdoor recreation, long-term land ownership, or future development opportunities.
One property currently advertised in West Virginia offers a particularly unusual combination of features.
Located at 3549 Johns Creek Rd, Milton, WV 25541, this listing includes approximately 103.75 acres of unimproved land with an asking price of $174,900.
The property is described as being only minutes from the Interstate 64 exit serving Milton, potentially offering convenient regional access while maintaining a substantial landholding.
However, its most distinctive feature is an existing cell tower lease associated with the property.
For buyers researching land investments, telecommunications leases can raise important questions about rental income, property rights, easements, long-term contractual obligations, and future resale value.
The listing does not disclose the lease payment amount, expiration date, renewal options, or whether all lease-related income rights will transfer to the buyer.
Those details are essential to understanding the property’s financial potential.
Another important consideration is the presence of two very old structures described as being in poor condition.
The listing explicitly warns prospective visitors not to enter these structures.
This is an important safety precaution that should be respected during any property visit.
The supplied information also indicates that electricity, natural gas, sewer, and water are not available on the property.
Therefore, buyers considering future construction or other improvements should investigate infrastructure requirements and potential installation costs.
This guide examines the property’s acreage, asking price, cell tower lease, utilities, financing options, ownership costs, development questions, and the due diligence required before purchasing a large tract of unimproved land.
Property Overview: 3549 Johns Creek Rd, Milton, WV 25541
The property is listed as unimproved land rather than a move-in-ready residential property.
Although two older structures are present, they are described as being in very poor condition and should not be considered habitable without professional assessment.
Key Property Details
- Asking Price: $174,900
- Address: 3549 Johns Creek Rd, Milton, WV 25541
- Property Type: Unimproved Land
- Land Area: Approximately 103.75 acres
- Existing Cell Tower Lease: Reported
- Existing Structures: Two very old structures in poor condition
- Structure Safety: Do not enter
- Electricity: Not available according to the listing
- Natural Gas: Not available according to the listing
- Sewer: Not available according to the listing
- Water: Not available according to the listing
- HOA: None reported
- Reported Annual Property Taxes: $1,033
- Reported Tax-Assessed Value: $60,300
- Location Advantage: Described as minutes from the Milton I-64 exit
The property listing does not provide a detailed survey, topographic report, zoning classification, timber appraisal, or documentation of the cell tower lease.
These items should be investigated independently.
Understanding the $174,900 Asking Price
The advertised purchase price is $174,900.
With approximately 103.75 acres included, buyers may initially evaluate the property using a price-per-acre calculation.
Approximate Price Per Acre
Dividing $174,900 by 103.75 acres produces an approximate asking price of $1,686 per acre.
This figure provides a starting point for comparison with other rural land listings.
However, it does not establish the property’s market value.
Why Price Per Acre Is Only One Factor
Large parcels can vary significantly in their usefulness and market appeal.
Important factors include road access, terrain, usable acreage, utilities, easements, timber resources, environmental conditions, and legal restrictions.
The Cell Tower Lease May Affect Value
An existing telecommunications lease can affect a property’s financial and legal characteristics.
Depending on the contract, it may create rental income, access obligations, restrictions on nearby activities, or other considerations.
Because the listing does not disclose the contract terms, the lease’s actual financial value cannot be calculated from the supplied information.
Comparable Land Sales
Buyers should compare the property with recent sales of large rural parcels in the surrounding region.
Comparisons should account for acreage, infrastructure, terrain, and any income-producing agreements.
More Than 100 Acres in West Virginia
The property’s reported 103.75 acres represent a substantial amount of land.
Understanding the Scale
At 103.75 acres, the parcel encompasses approximately 4.52 million square feet.
However, total acreage does not reveal how much land is level, wooded, cleared, accessible, or suitable for a particular purpose.
Potential Uses Depend on Conditions
A large parcel may interest buyers considering recreation, conservation, long-term ownership, or permitted development.
Yet the listing does not confirm specific recreational facilities, agricultural suitability, or approved building sites.
Why a Survey Matters
A current boundary survey can help identify property lines, acreage, easements, and possible encroachments.
Evaluating the Terrain
Buyers should request available topographic information and inspect the land with qualified professionals.
Steep slopes, drainage patterns, and access limitations can affect development and maintenance costs.
Location Near the Milton I-64 Exit
The listing describes the property as being only minutes from the Interstate 64 exit serving Milton.
Regional Transportation
Access to a major highway may be useful for buyers who need to travel regularly between the property and surrounding communities.
Travel Time Verification
The listing does not provide a verified driving distance or travel time.
Buyers should check the actual route and road conditions.
Road Access
A property’s proximity to a highway does not necessarily establish convenient legal access to every portion of the land.
Local Services
Prospective buyers should investigate the distance to fuel stations, grocery stores, healthcare providers, and other essential services.
Milton, West Virginia: Rural Land Ownership Considerations
Milton is located in Cabell County, West Virginia.
The area includes residential communities and rural properties within the broader Huntington region.
Country Property Ownership
Large rural parcels can offer separation from dense development and flexibility for certain permitted activities.
Local Land-Use Rules
Before purchasing, buyers should verify zoning, subdivision requirements, access standards, and any restrictions affecting the property.
Regional Market Conditions
Demand for large land parcels may differ from demand for conventional residential homes.
Long-Term Planning
Buyers should consider how frequently they intend to visit the property and how they will manage it.
Existing Cell Tower Lease: A Major Feature to Investigate
The listing states that a cell tower lease is currently associated with the property.
This is an important distinction from ordinary vacant land.
What Is a Cell Tower Lease?
A cell tower lease is generally an agreement allowing a telecommunications company or tower operator to use a designated portion of land for communications infrastructure.
Such agreements can involve rent, access rights, maintenance obligations, and long-term renewal provisions.
Is There Rental Income?
The listing does not state the amount of any rental payments.
It also does not establish whether payments are current, whether they are made to the property owner, or whether the rights to receive them will transfer at closing.
Why Contract Review Is Essential
The full lease should be reviewed before a buyer relies on it as a source of income.
Important Lease Documents
Buyers should request the original agreement, amendments, assignments, recorded memoranda, and any related documents.
Understanding Potential Cell Tower Lease Income
Telecommunications leases are sometimes discussed as passive-income investments.
However, the financial characteristics of each lease can differ considerably.
Lease Payment Amount
The most basic question is how much rent is actually paid and how often.
Payment History
Buyers should request documentation of actual payments received, if available.
Remaining Lease Term
The contract’s remaining duration can affect its value.
Renewal Options
Some agreements include extension or renewal rights.
Rent Increases
A lease may or may not include scheduled rent increases.
No Guaranteed Income
Without the agreement and payment records, it would be misleading to estimate this property’s annual cell tower revenue.
The existence of a lease alone does not guarantee a particular return.
Cell Tower Easements and Property Rights
Telecommunications agreements can affect how a landowner uses certain areas.
Access Easements
The operator may have rights to enter the property for maintenance and repairs.
Utility Easements
Electrical lines, communications cables, or other infrastructure may require dedicated routes.
Restricted Areas
Certain activities may be restricted near telecommunications equipment.
Maintenance Responsibilities
The agreement should identify which party is responsible for equipment, access roads, and related maintenance.
Legal Review
A real estate attorney familiar with commercial leases and telecommunications agreements can help explain these obligations.
Does the Cell Tower Lease Transfer to a New Owner?
This is one of the most important questions prospective buyers should ask.
Ownership of Lease Rights
The sale of land does not always mean that every financial interest associated with the property transfers automatically.
Possible Prior Assignments
In some transactions, landowners may previously have assigned or sold certain lease payment rights.
Title and Contract Review
Buyers should determine who currently receives payments and whether any rights have been assigned to another party.
Written Confirmation
The transfer of lease-related rights should be documented clearly in the purchase agreement and closing records.
Avoid Assumptions
The listing’s statement that a lease exists is not sufficient to establish the financial benefits available to a new owner.
Two Old Structures in Poor Condition
The property includes two very old structures.
The listing explicitly describes them as being in poor condition.
Important Safety Warning
Do not enter either structure.
The seller’s warning should be followed during property visits.
Potential Structural Hazards
Older, deteriorated buildings can present risks involving unstable floors, damaged roofs, weakened framing, and falling materials.
Environmental Concerns
Depending on their age and condition, older structures may require evaluation for hazardous building materials or other environmental concerns.
Professional Assessment
Any decision to repair, stabilize, or demolish the buildings should follow an appropriate professional inspection.
Do Not Assume Residential Value
The supplied listing does not establish that either structure is safe, habitable, or suitable for renovation.
Demolition and Site Cleanup Considerations
If the old structures cannot be safely restored, a buyer may consider removal.
Demolition Permits
Local requirements may apply to demolition work.
Contractor Estimates
Demolition costs depend on building size, condition, accessibility, and material disposal requirements.
Hazardous Materials
Certain materials may require specialized handling and disposal.
Site Restoration
Removing a structure may also involve grading, debris removal, and drainage work.
Financial Planning
Buyers should obtain estimates before treating the old buildings as a minor issue.
No Electricity Available According to the Listing
The listing identifies electricity as unavailable on the property.
Electrical Service Investigation
Buyers should contact the appropriate utility provider to determine whether service can be extended.
Installation Costs
Costs may depend on distance, terrain, required equipment, easements, and the intended electrical demand.
Temporary Power
Construction projects may require temporary electrical service.
Alternative Energy Systems
Some rural landowners investigate solar panels or generators, but these systems require separate technical and financial analysis.
Verify Before Purchasing
No assumption should be made that electrical installation will be simple or inexpensive.
Water Service Is Not Available
The supplied property information states that water is unavailable.
Municipal Water Possibilities
Buyers should investigate whether a public water connection could be extended to the parcel.
Private Well Considerations
A private well may be an option in some rural locations, subject to geological conditions and applicable permits.
Water Testing
Any proposed water source should be evaluated for quality and adequate supply.
Development Requirements
A future residence or other development may require an approved water source.
Cost Planning
Water infrastructure can create significant upfront expenses.
Sewer Service and Septic Requirements
The listing identifies sewer service as unavailable.
Septic System Possibilities
A future development may require an approved onsite wastewater treatment system.
Soil Testing
Septic suitability can depend on soil conditions, slope, drainage, and other factors.
Permits
Local health and environmental authorities may require testing and approval.
No Guaranteed Buildability
The listing does not establish that the property has an approved septic site.
Professional Evaluation
Buyers considering construction should investigate wastewater options before closing.
Natural Gas Is Not Available
Natural gas service is also listed as unavailable.
Heating Alternatives
If a future residence is constructed, the owner may need to investigate other heating options.
Propane
Propane is used in some rural properties, but availability and delivery arrangements should be confirmed.
Electric Heating
Electric heating would depend on establishing suitable electrical service.
Energy Efficiency
Insulation, building design, and equipment efficiency can influence long-term heating expenses.
Can a Home Be Built on the Property?
The acreage may interest buyers considering future residential construction.
However, the listing does not confirm any approved homesite.
Zoning and Permits
Buyers should verify whether residential construction is permitted.
Access Requirements
Building permits may depend on legal access and emergency vehicle access.
Site Suitability
Slope, soil, drainage, and environmental conditions may affect construction feasibility.
Utilities
Water, electricity, wastewater, and heating infrastructure would need to be addressed.
Cell Tower Restrictions
Any proposed building site should be evaluated against the telecommunications lease and associated easements.
Potential Recreational Uses
Large rural parcels may interest buyers seeking outdoor space.
However, the supplied listing does not describe established trails, hunting facilities, campsites, or specific wildlife activity.
Hiking
Hiking may be possible in suitable areas, subject to terrain and access conditions.
Wildlife Observation
Some buyers may wish to observe local wildlife or natural vegetation.
Camping
Camping rules should be verified before assuming overnight recreational use is allowed.
Hunting
Hunting eligibility depends on applicable laws, property conditions, and safety requirements.
ATV Riding
ATV use may require suitable trails and compliance with local rules.
None of these activities should be treated as an established property feature without further investigation.
Land Investment Opportunities and Risks
A parcel exceeding 100 acres may interest long-term investors.
Potential Appreciation
Land values can rise or fall depending on economic conditions, local demand, and property characteristics.
Lease-Related Value
The existing cell tower lease may influence the investment analysis.
However, its financial impact cannot be established without the contract.
Development Potential
Future development may be possible, but no specific approvals are documented in the listing.
Holding Costs
Taxes, insurance, maintenance, and access expenses can affect investment returns.
Liquidity
Large rural parcels may take longer to sell than more conventional residential properties.
Financing 103.75 Acres of Unimproved Land
Financing unimproved land can differ from obtaining a standard home mortgage.
Land Loans
Some lenders offer financing for vacant or recreational land.
Down Payment Requirements
Land loans may require larger down payments than certain residential mortgage programs.
Appraisal Requirements
Lenders may require an appraisal based on comparable land sales.
Cell Tower Lease Review
A lender may request documentation of the existing lease and any related encumbrances.
Loan Terms
Interest rates and repayment periods vary by lender and borrower qualifications.
Cash Purchases
Cash buyers should still conduct title, survey, environmental, and property inspections.
Illustrative Land Loan Down Payments
The advertised price is $174,900.
The following calculations are hypothetical examples rather than loan offers.
Example: 20% Down Payment
A 20% down payment would equal $34,980.
The remaining principal would be $139,920, excluding closing costs.
Example: 30% Down Payment
A 30% down payment would equal $52,470.
The remaining principal would be $122,430, excluding closing costs.
Example: 40% Down Payment
A 40% down payment would equal $69,960.
The remaining principal would be $104,940, excluding closing costs.
Actual down payment requirements may differ substantially.
Vacant Land Insurance and Liability
Insurance is an important consideration even when land has no habitable residence.
General Liability
Landowners may face risks involving visitors or activities on their property.
Unsafe Structures
The two deteriorated structures may create additional liability concerns.
Telecommunications Infrastructure
The cell tower lease may contain insurance and indemnification requirements.
Recreational Activities
Insurance needs may change depending on how the property is used.
Obtain Insurance Quotes
Buyers should explain the property’s features and intended use to a qualified insurance professional.
Property Taxes in Cabell County, West Virginia
The listing reports annual property taxes of $1,033.
Monthly Tax Equivalent
Dividing $1,033 by twelve produces approximately $86.08 per month.
Tax-Assessed Value
The listing identifies a tax-assessed value of $60,300.
Assessment Versus Market Value
Tax-assessed value does not necessarily represent the current market value.
Future Tax Changes
Taxes may change after reassessment, ownership transfer, or changes in land use.
Verify Official Records
Buyers should confirm current taxes and any special assessments through the appropriate county office.
Annual Ownership and Maintenance Expenses
A large parcel can involve ongoing costs beyond the purchase price.
Property Taxes
The listing reports $1,033 annually, subject to verification.
Insurance
Coverage costs depend on the property and its risks.
Vegetation Management
Depending on the land’s condition, maintenance may involve mowing, brush control, or tree management.
Road Maintenance
Private roads or driveways may require grading and drainage work.
Unsafe Building Management
The old structures may require stabilization, restricted access, or eventual demolition.
Professional Services
Surveying, legal review, and environmental assessments may also create expenses.
Evaluating the Cell Tower Lease as an Investment
Buyers should avoid evaluating the property solely on the assumption of telecommunications income.
Step One: Obtain the Lease
Request a complete copy of the original agreement and all amendments.
Step Two: Confirm Payment Rights
Determine who receives rent and whether those rights transfer.
Step Three: Review the Term
Understand the remaining lease period and renewal options.
Step Four: Examine Easements
Identify access, utility, and operational rights.
Step Five: Evaluate Restrictions
Determine how the lease affects future development and land use.
Step Six: Consult Professionals
Legal and financial review can help buyers understand the agreement’s actual implications.
Questions to Ask Before Buying 3549 Johns Creek Rd
Prospective buyers should investigate the following:
- Is the asking price still $174,900?
- Is the reported 103.75-acre size accurate?
- Is a recent survey available?
- Where are the exact property boundaries?
- Is there legal and practical access to the entire parcel?
- What are the terms of the cell tower lease?
- How much rent is currently paid, if any?
- Who currently receives the lease payments?
- Will those payment rights transfer to the buyer?
- When does the lease expire?
- Are there renewal options?
- Are rent increases included in the agreement?
- Are there recorded telecommunications easements?
- What land-use restrictions arise from the lease?
- What is the condition of the two old structures?
- Are demolition permits or hazardous-material assessments needed?
- Is residential construction permitted?
- Are there suitable building sites?
- Can electrical service be extended?
- Is public water available nearby?
- Could a private well be installed?
- Is the property suitable for a septic system?
- Are there environmental restrictions?
- What are the current property taxes?
- Are there liens, mineral rights issues, or other title concerns?
- What insurance coverage is available?
- What maintenance costs should be expected?
- Does the cell tower operator have maintenance obligations?
- Are there any pending disputes involving the lease?
- What additional professional evaluations are needed before closing?
Answers to these questions can significantly affect a purchase decision.
Frequently Asked Questions About This Milton Property
What is the asking price?
The property is advertised for $174,900.
Where is it located?
The address is 3549 Johns Creek Rd, Milton, WV 25541.
How much land is included?
Approximately 103.75 acres.
Is there a home on the property?
The listing classifies the property as unimproved land and describes two very old structures in poor condition. It does not identify a habitable residence.
Can buyers enter the old structures?
No. The listing explicitly warns visitors not to enter them.
Is there a cell tower lease?
Yes. An existing cell tower lease is reported.
How much income does the cell tower generate?
The supplied listing does not disclose any rental payment amount.
Does the lease income transfer to the buyer?
That is not established by the listing and must be verified through the contract and title records.
Is electricity available?
The listing states that electricity is not available.
Is water available?
The listing states that water is not available.
Is sewer service available?
No sewer service is reported.
Is natural gas available?
No natural gas service is reported.
Is there an HOA?
No HOA is reported.
What are the annual property taxes?
The listing reports approximately $1,033.
Is the property close to I-64?
The listing describes it as being only minutes from the Milton exit, but exact travel time should be verified.
Can the land be developed?
Potential development would depend on zoning, legal access, utilities, site suitability, and restrictions associated with the cell tower lease.
Final Thoughts: 103.75 Acres With a Cell Tower Lease in Milton, WV
The property at 3549 Johns Creek Rd, Milton, WV 25541, offers approximately 103.75 acres of unimproved land for an advertised price of $174,900.
Its location near the Milton I-64 exit may appeal to buyers seeking a large landholding with regional highway access.
The existing cell tower lease is a particularly important feature, but its financial value remains unknown without supporting documents.
Buyers should not assume that lease payments are guaranteed or that all related rights will transfer automatically.
The two old structures also require serious attention.
Because they are described as being in poor condition, visitors should not enter them, and any future repair or removal plans should be evaluated by qualified professionals.
The lack of available electricity, natural gas, water, and sewer service is another major consideration.
These limitations may create substantial additional expenses for buyers planning to construct a home or develop the land.
For those interested in rural real estate investment, long-term land ownership, or possible future development, this property presents several topics worth investigating.
However, its suitability will depend on verified boundaries, legal access, terrain, infrastructure costs, title records, and the full terms of the telecommunications agreement.
A thorough due diligence process is essential before making a purchase decision.
Final Property Summary
Property Address: 3549 Johns Creek Rd, Milton, WV 25541
Asking Price: $174,900
Property Type: Unimproved Land
Total Acreage: Approximately 103.75 Acres
Approximate Asking Price Per Acre: $1,686
Existing Cell Tower Lease: Yes, According to the Listing
Cell Tower Lease Income: Not Disclosed
Lease Duration and Terms: Not Disclosed
Existing Structures: Two Very Old Structures in Poor Condition
Safety Warning: Do Not Enter the Structures
Electricity: Not Available According to the Listing
Natural Gas: Not Available According to the Listing
Water: Not Available According to the Listing
Sewer: Not Available According to the Listing
HOA: None Reported
Reported Annual Property Taxes: $1,033
Reported Tax-Assessed Value: $60,300
Location: Milton, Cabell County, West Virginia
Nearby Transportation: Described as Minutes From the Milton I-64 Exit
Residential Buildability: Not Verified
Legal Access and Easements: Require Verification
Future Development Potential: Subject to Applicable Regulations and Site Conditions
Disclaimer: This article is based on the supplied real estate listing and is intended for informational purposes only. Prices, availability, acreage, property taxes, access rights, utilities, and development eligibility may change. The existing cell tower lease has not been independently reviewed, and no rental income amount or transfer of payment rights is guaranteed. The two old structures are described as unsafe to enter. Buyers should verify all information through surveys, title records, lease documents, local authorities, inspections, and qualified legal, financial, and real estate professionals before purchasing.
Listed on Zillow.
