Cell Tower effect on property value?

[Timothy Lin]

I'm evaluating a property in NH.  It has 100 acres, with a house and a barn.  It was purchased in 2008 (just prior to the crash) for 632K.  The owners allowed a cell tower to be constructed on the property last year.  This produces approximately 15K annually, with an easement on the property.  It is unclear whether the sellers have struck a deal with a 3rd party of the tower operator, but for the purposes of a sale, they are saying that the cell tower easement will remain, and there will be no income or benefit to the buyer once the house is purchased.  Home prices in the town have gone up slightly, perhaps up to 10%, since 2008 on average.  Current asking price is $750K.  In my opinion, a house/property that has not been even slightly improved since purchase in 2008, and now has a new easement to a cell tower company that may be permanent, in a market that has not gone up much in the past 9 years, should be worth less than it did 9 years ago.

My specific questions are:
1.  Does the easement, without any benefits from the cell tower, inherently lower the property value?

2.  If the 15K/year was included in the purchase, would you expect the purchase price to be much higher than what it was if there were no cell tower?  The sellers quoted 254K as the value of the lease assignment and are expecting that to be negotiated separately from the purchase of the house.

Thanks!