19.2 acre Farm for sale - Silverdale,WA

This page contains both a detailed description as well as  current pics and older pics to 
give you the best overall picture of what this property has to offer.

The above is a current photo of the east side of the house

  
Aerial photo of total property             This photo of house/yard was taken about the year 2001

More current pics    Older Pics    History of farm    Property description 

Fire Sprinkler system      High speed internet      Security system

Heating systems    Multipurpose building      Bunkhouse - guest cottage

Short platt map     Large Barn      Covered parking for 16 vehicles     

Warehouse/shop
     Addtl storage areas      Firewood storage-marketable timber

Other amenities      appraisal of value      things needing repair

Zoning       timber survey    septic system     Potential Problems      well water            

2013 appraisal
           Larger platt map  

This 19.2 acre farm/homestead is about 2 miles 
north of Silverdale bordering on Bangor submarine base. 
Home totals about 2700 sq ft including 4 bedrooms, 2 1/2 
bathrooms (one of them a large bathroom w/jacuzzi tub), office, 
dining room, large living room w/masonry fireplace, laundry room/
pantry/mudroom, & finished basement with two sided masonry fireplace.
Continue reading for full information/disclosure.

For answers to your questions regarding the property 
email  berry@detailshere.com   and
be sure and 
put "regarding farm" and your full name in the subject line. 
I receive 400+ spam emails a day and it's easy to delete you if I don't 
have a way to discern your email from one of the many spams I get.
We currently live in Davenport,WA, 509-703-2189

I do currently have a listing realtor I am working with.
Her name  is Tosca Fernandes, broker for 
Better Properties Kitsap
360-340-4934
toscafernandes@gmail.com
 
She is the one to schedule walk through appointments with.

History of this homestead
You can read the history of this homestead at my page
Gustafson History

Description Summary
As the MLS listing "remarks" section only allows 500 characters 
of information, not much can be stated there. Hence the necessity 
for this page, even though it IS long.  Here you will find a much more 
complete and comprehensive summary description
of the property 
that is for sale. 

Starting with useable actual square footage of the house.
Square footage as depicted by the realtor in her MLS listing is not 
accurate of what is actually there due to the chains she is bound by.
She cannot show area the county doesn't show. And the county is not 
accurate in what they currently show. If the agent claims more sq footage 
to attract clicks they will get fined.  If it is not paid taxes on it is not counted 
as legal square footage. Appraisers measurements happen from  outside 
the house and the corners are deducted. That doesn't give you actual useable 
space inside either. An appraisal was done in 2013 when we were considering 
a reverse mortgage and it claimed the house had 3500 sq ft including basement.,
but that figure is far from accurate, 800 sq ft  on the high side in my opinion.
 
Here is room by room, the useable inside measured square footage 
presently of this home. 

Second story master bedroom including woodstove/masonry chimney, 
extra closets, toilet/sink, and built in finished storage  21'w x 24' long          504 sq ft

Main level living room 21' wide x 18' long w/masonry fireplace                     378 sq ft 

Main level dining room  12' x 12'                                                                      144 sq ft 

Main level small office 9' x 12' including stairwell to basement                     108 sq ft

Main level family room, large office or bedroom   9.5' x 25'                          237.5 sq ft 

Kitchen 5.5' x 6.5' + 7.5' x 15.5' + 5' x 8.5'                                                      194 sq ft 

Main level bathroom  9.5' x 18.5'                                                                     175.75 sq ft 

Main level utility/laundry room/pantry/closets  6.5' x 12.5'                                81.25 sq ft 

Basement - considered unfinished per county rules although 
walls and ceilings are plastered/textured/painted and concrete 
floor is seal coated   

2   10.5' x 14' bedrooms w/closets                                                                   294 sq ft
16' x 21' rec area w/ masonry fireplace                                                            336 sq ft
12.75' x 7' narrower rec area extension                                                            89.25 sq ft
9' x 12' open space                                                                                            108 sq ft
7' x 5.5' basement bathroom w/shower, sink, toilet                                           38.5 sq ft 
total basement square footage                                                                         (866 sq ft)

Total useable sq footage of all 3 levels                                                     2688 sq ft 
                                                                                                                     

This truly is a very unique, one of a kind,  property. 
Appraisers have told me it is hard to appraise it's value because there is no other 
property in the county to compare it to that has so many features included. The 
property borders on the southernmost Bangor fenceline for privacy and solitude.
It is 19.2 acres of everything you could want in a property including 3 - 4 separate 
large pastures for horses or beef, and timbered woods trails for horses or motorbikes.
It is an 1800 sq ft 1-1/2 story farmhouse with a 900 sq ft finished basement under it. 
The house has undergone over $100k in three major remodels between the mid 70's 
to late 80's and the current renovation including new roof, new exterior paint, new gutters, 
new room by room interior paint, new vinyl plank flooring, refinishing of oak hardwood 
flooring, new carpeting etc. for another $50k.
  
There is a heatilator masonry corner fireplace in the basement rec room, a second 
heatilator masonry fireplace in the main level living room with a "roots" gas log set 
currently installed in it, a certified Avalon Olympic woodstove on the backside of 
the main level masonry fireplace for power outages and emergency use,  and a 
small woodstove with it's own masonry chimney installed in the cathedral ceiling 
master bedroom on the second level.
 
The large master bedroom upstairs with its half bath could be made into two separate 
bedrooms as it was originally before the upstairs remodel made it into one large master 
bedroom. An expensive hardwood bedroom set goes with that. The main level contains 
a spacious 18' x 21' living room with five  4.0 x 5.0 double paned windows ; a dining room 
with real oak hardwood floor and two office spaces. An expensive dining room china hutch 
goes with the place as well as a modern oak dining room table that needs the ends glued 
back together. The new office space on the west side of the house is 9' x 25' and could 
also be used as a bedroom or a bedroom and an office space.  There is also a separate 
smaller 9' x 12' office space at the top of the stairs going down into the basement. The 
basement also has an outside entrance stairs to it.

The main floor bathroom includes a raised jetted jacuzzi tub, corner shower , two sinks,
a large three door medicine cabinet, storage cabinet and it is 9' x 18.5' long. It has a hot water 
radiant floor system if you choose to use the oil fired boiler heat source.

There are two 10.5' x 14' bedrooms with window egress in the basement behind the masonry 
fireplace. There is a woodchute in the basement wall to bring wood in to feed the downstairs 
masonry fireplace.

The kitchen contains a lot of cupboard storage with more food/coat storage in the utility room 
in the back porch entry. Another set of floor to ceiling storage cabinets can be found opposite 
of where the refrigerator is now located. Carpeting has been replaced in the living room, upstairs 
bedroom, large main level office and downstairs bedrooms. New laminate plank vinyl has been 
installed in the kitchen, main bathroom, back entry porch and downstairs bathroom. The oak 
hardwood flooring in the dining room and small office has been refinished.

Fire Sprinkler system
The house and basement have a fire sprinkler system installed with heads 
in every room including the upstairs. The fire suppression system also extends 
to the adjacent four section building as well as to the guest cottage; the "bunkhouse". 
The house should be functional if the valve is turned on; the old stove shop and guest 
house (bunkhouse) systems will need a couple minor repairs where a couple freeze 
breaks occurred. 

High speed internet/cable TV
There is currently Wave Cable connected to the main farm house for a high speed 
internet connection (like 45 megs) which you can't get with a Century Link phone 
DSL connection. It can function for both high speed internet and TV use.  

Security system
The house did have a wired security system but it was old and was removed. A wireless system 
like www.simplisafe.com  like I installed in our home here in Davenport is a much better bet. It 
can either be connected to CENCOM or used just as a private system with no monthly fees.. 
It's inexpensive, very easy to install and set up,  and can be added on to as you wish to cover 
more items, from additional sirens, and motion sensors, to more window/door alarms, even a 
water sensor if the basement floods or a freezer sensor if the freezer fails and the temperature 
gets too high. One unit could monitor the house, bunkhouse, and freezers in the cellar,  and the 
4 section building adjacent to the house. You do NOT have to pay for monthly monitoring (although 
it could be tied into Cencom for $15/mo). You just purchase the wireless parts and 
components that you need and that are very easy to install.

Heating
The house has several options for heating. It has a high tech 2.6 gram woodstove in the 
dining room, the same one I use in our home here. But it was meant for use only during 
power outages even though it has been used for continuous heat also at times. It can 
produce up to 74,000 BTU/hr and takes up to 24" wood. Although it is a certified stove, it is 
not vented in a manner that would pass code.
The house has an electric forced air furnace and ductwork that was put in at the time the 
basement went in. It works well but there is also the option for a hot water heating system. 
We put the new office and main floor bathroom in a gypcrete radiant in floor system when 
those rooms were added on to the house in the mid 80's which  is very comfortable.. 
We also plumbed the main level house and upstairs master bedroom 
in hot water baseboards which are also very comfortable. We started with a woodfired boiler 
but switched to a Veissman high tech 87% eff oil fired boiler when oil was cheap back in the 
80s. That works well but oil is now$3+/gallon instead of 73 cents/gallon. 
Today's high tech woodfired boilers such as the HS Tarm cost way too much.
If you wanted to heat with wood, I would help you with decisions and guidance in that area. 
In my day I was considered the west coast guru on boilers. 
The forced air ductwork system in the basement has a water to air heat exchanger mounted 
in it so the boiler providing heat for the radiant floor system and hot water baseboards and also 
provided hot air through the ductwork even without running the fan blower. And if we get 
in a cold snap the fan only portion of the electric furnace system can be activated to provide 
much more heat through the ductwork from a woodfired boiler.

Multipurpose building
Adjacent to the house is a 4 section 2200 sq ft  37'w x 30'deep building that 
used to be the retail store when a heating business was run out of here between '77 and 
2001.The lower north section would make a great woodshop. It contains the hi-tech oil 
fired boiler  that heated the house. It can also heat the building it is in with hot water 
baseboards upstairs and a fan forced convection heater downstairs. The north upper section 
has lots of shelves for storage and an area suitable for a ping pong table set up. The south 
lower section has infloor radiant tubing installed and would make a great apartment for renting 
out or a larger family. The south upper section has a locked storage area and a kids rec 
room with it's own gasstove for heat besides the hot water baseboard system delivered 
by the 87% efficient Veissman oil boiler below. This building is also sprinklered but the 
system would have to be pressure tested for any freeze breaks before being connected 
back to the house system. Same with the guest cottage which we call the bunkhouse next door.

Bunkhouse - guest cottage
The 400 sq ft guest cottage or "bunkhouse" was set up to allow our kids to have privacy 
while they went to Olympic college. Three sets of kids in fact have used it for that purpose. 
It is not fancy but has all the amenities of an apartment; gas range, washer, gas dryer, kitchen 
counter, refrigerator, dish sink, shower, hand sink, toilet, sleeping and study quarters with dressers 
and desks. It also has a hi efficiency direct vent gas heater as well as three separate 15 amp circuits for electric space heaters; although we have never had more than one running at a time and most 
of the time it was on 600W. It uses a 28 gallon hot water heater contained in the little short 
red building out front. It is sprinklered but not currently connected due to a freeze break 
somewhere. The bunkhouse has a root cellar under it as well as a small attic storage above it.

Large Barn
The 90' x 30' barn has a metal roof on it; is in very good shape except for the west wall 
which needs to have the boards removed and renailed back on and even has a basketball 
hoop and court inside where the hay wagon used to roll through.  There is a partial mezanine  
in it for storage along with two separate large hay mows, a feed storage area, and a 20' x 25' 
concrete floor area for feeding cows or horses in the winter. There is also a tackroom and 
two areas for calves. Just outside on the north west corner is a 25' x 20' loafing shed accessible 
from the pastures so the animals can get in out of the rain. At the east end of the barn is a 
20' x 25' smaller shop; we used to call the jeep shop. It has a large workbench and is wired 
for a 240V arc welder also and has air piped into it from the air compressor located on the 
other side of the wall in the barn where the new circuit breaker box receives the new 
underground wires coming from the house/garage. There is also a 240V plug in the jeep shop 
for an air compressor.

Covered Parking for 16 vehicles
The south side of the barn has a 72' x 22' covered overhang for parking 6 vehicles under.

There is another 2000 sq ft of covered parking available for 10 more vehicles/trailers/boats/
equipment on the east and north sides of the warehouse. Two of the parking spaces will 
house a motorhome or large camping trailer. 

Warehouse/shop 1500 sq ft
North of the barn and jeep shop is a 30' x 50' warehouse/shop that contains an upper 
mezzanine for storage and much shelving for storage. It is wired for a 240V arc welder and 
is piped with an  airline to connect it to where the air compressor is located in the barn next 
to the new wiring panel. The 5HP Ingersol Rand air compressor that is there needs a new 
electric motor. A 3HP Campbell Housefield new one at 10cfm@100psi from 
www.northerntool.com
would be a better option and cost about the same as a new 
5HP electric motor. It could be plugged into a 240V plug in what is called the jeep shop
at the east end of the barn.
Overhead wiring from the house to the barn was removed and a 2 ought w/gnd
wire set buried underground to connect house to the garage and then on to barn. The house 
has a newer 200 amp circuit breaker box also with a shutoff switch to isolate it from the power
pole. The warehouse/shop  also contains an overhead trolley/hoist set up for lifting heavy objects 
like the woodstoves and boilers we used to load, unload, deliver and install. Some of the boilers 
it hoisted were approaching 2000 lbs. not to mention pallets of pellets/presto logs

Additional storage areas
The warehouse has attached to it three other main areas for storage/equipment, all with 
concrete floors, about 600 sq ft each for a total of 1800 sq ft of additional covered/enclosed 
storage space.

Firewood - Marketable timber
On the west end of the storage areas is a 4' wide by about 60' long covered area 
for firewood storage. it will hold 12 - 15 cords of wood. Since there is 103K plus of 
marketable timber on the property(2018 update) , see the timber appraisal further down,  you could 
probably never run out of cordwood or wood to take to the Lemola Mill north of Poulsbo 
to have cut up into boards/headers/posts.

Other amenities
There are 3 large pastures to rotate animals through, 23 fruit trees, and large maples. 
There is tractor shed alongside the driveway with a 7' x 10' insulated chicken house  
and chicken pens behind it. Two separate chicken yards work great for a dozen layers.

There is also about 10,000 sq ft of garden space with an 8' x 12' greenhouse to get 
early starts in. The greenhouse needs repair where the last tenant's goats did damage 
to the side. Both the
garden and chicken house are plumbed with freeze proof faucets taping 
into a 1" line for good flow. There is a plug and a line inside the greenhouse which is plumbed 
for an additional freeze proof faucet also.
  
Additional info - appraisal of value
Further down on this page you can find pics inside and out (not all current) , 
maps, aerial views, etc.  We did have a thorough appraisal done in 2013 when 
we attempted to take out a reverse mortgage but they don't give you squat and 
the fees are outrageous, especially with the monthly mortgage insurance tacked on.
Reverse mortgage lenders  bank on the fact that as your loan amount escalates 
due to their ridiculous fees, you can never pay the loan back and they will essentially 
eventually pick up your property for a third of what it is worth. That's how it works. 
A partial of that report is included further down.  The appraiser said that he couldn't 
properly appraise the property because there was none comparable to it anywhere 
he could find to compare it with; and it only included 5 acres of the 19 in his appraisal
because it was a reverse mortgage appraisal.  
Two other real estate appraisers have said the same thing; nothing as complex to 
compare it to. However, the last appraiser broke everything down into components 
instead of just a single sum which makes a lot more sense.

The property value conservatively is broken down as such:

$300k for land and utilities - which is very conservative for 19+ acres.
Land can go for  30k+ /acre in this area.

$250k for house and 
$75k for basement. 
State Farm in evaluating the place for home owners insurance after feeding 
all the amenities the home has into their computer said it would cost close 
to $500k to replace the house as it exists. State Farm has it insured for $339K 
plus another $67,800 as a cushion if the $339k doesn't cover it.
House has undergone 3 major remodels over the years in excess of $100k
plus the current renovation of approximately $50k.
The place has 2 drainfields, the most recent being 3 runs of 100' each.
All house gutters are drained separately; not into the septic drainfield.

$185k for 30' x50' shop , 90 x 30 barn , ~1800 sq ft of additional storage space, 
carport overhangs to support 16 vehicles, trailers, boats, two of which are tall
enough for an RV or 24' camping trailer. $185k is a very conservative figure for all 
that. I doubt you could rebuild the barn for 185k.

$75k for 2200 sq ft  building close to house that used to be the retail store
It is broken down into four sections described above. It is made of full dimension 
rough cut lumber.

$40k for 400 sq ft guest cottage/bunkhouse next to house which contains all the amenities
of an apartment - gas range, washer, dryer, counter, refrig, sinks, toilet, shower, 
study and bedroom and includes a storage attic above it and a root cellar below
it with a working freezer. It also has a direct vent gas wall heater and three 
separate 15 amp circuits for electric space heaters. We never had to use more 
than one. 

$5k for chicken coup and tractor shed

These are all very very conservative figures but total $930,000.

Money required to put the farm back into shape is $60-80,000 

We are offering the farm for sale for only $650,000
 
The farm is not currently in top shape - things needing repair
All the fruit trees (about 23) need pruning (bid was $3500), roofs need replacing 
except for the barn, chicken house and back covered overhangs; those roofs are good. 
The house was reroofed, repainted, and new gutters installed in 2019.  
Scotch broom which has again invaded the pastures needs to be pulled out and 
removed. New fencing would have to be installed if you want to run cattle or horses 
on the place. Only one pasture of the main three is currently useable for cattle 
without having to install new fencing. And it should have the existing 4' field fence 
with barbed wire strands on top replaced with a 60" tall 2" x 4" horse fence; about 
$165/100' roll.

There is approximately 3500 lineal feet of fence required for the three main pastures.
100' of 60" tall 2" x 4" Red Brand 12.5 ga. wire (with 10 ga. top and bottom) costs $165
 per 100 ft roll.  $165 x 35 = $6000. You are looking at less than $10k in materials counting a 
good 5' tall 2" x 4" mesh horse fence and T posts to make new fences. 

Fruit trees need pruning badly but the bid for that is only $3500 for all 25 of them.

Costs to restore farm - $60K-80K

A tractor is needed to pull the scotch broom out by the roots. I was using the jeep 
winch and a nifty chain grabber thingy from www.northerntool.com  and it worked really well. 
I did go all around the barn and shored up any places where it wasn't solid underneath. 
That was a several week job. I still had all the left over beams from the stove shop in 
the tractor shed to work with. The west wall, about 35', of the barn needs to
be removed piece by piece and renailed back up but most all of the boards are still okay.

The farm will no longer be rented out. 
Many have expressed an interest to buy the farm but  wanted us to hold a contract
but we need all the funds to pay off both mortgages and work with our new place 
so we cannot do that.
We recently moved to eastern WA to be closer to my son and help raise his family
and like the weather and situation there (wasn't prepared for how cold winters get  
though so now I am willing to part with the farm I have lived on since 1951. At my 
age, 75, the 19 acre farm is too much property to manage and keep up with.  
We had to downsize. 

There is about $68k left to pay on the existing farm mortgage.
As we are expecting a large investment to payout soon to be able to pay off the 
mortgage and finish fixing  the things that need fixing; as of today I won't be selling 
the place at lower than the asking price of $650k. 

Zoning
The property is zoned 5 acre rural and could be subdivided into 3 lots; 
in fact survey work was done years ago to do just that, see the plot map below, 
but the process was never completed and it would have to be redone. Most all the 
survey stakes still exist and I can show you exactly where they are. Very little survey 
work would have to be done to lay it out in a way the county would now accept it. 

Access for the current north plot C (5 acres) would be through plot A, down 
the regular driveway of plot B (9 acres that the house sits on) ,  and past the 
warehouse out to plot C, about 230' north of the corner of the north warehouse 
overhang. Plot A (5 acres) would have access directly from Gustafson Rd.

The whole property is 19.2 acres. The original short plat divided things into two 5 acre
sections and a 9 but the county  rejected it because a mobil home sat on the same plot 
as the main house in the southwest corner of the property. More on that further down.  
A revised short plat of a little different configuration would be necessary unless the mobil 
home was asked to leave; which may not be in your best interest because his 1/8th acre
land lease his mobil sits on essentially pays most of the property taxes on the whole place. 

Timber value on property
A Timber survey done in 2013 says there is $90K in marketable timber here; with probably 
a third of that being in C section. A copy of that proposal is included further down. He updated 
that in 2018 to $103k. But before you have it logged, go to the east end of Trigger Ave and see 
what a mess they left logging Gerald Peterson's old farm timber. Recently they also logged part 
of Gustafson Road and left a huge mess there also. The timber can be thinned to provide all 
the firewood you could use as well as lumber if you took whole logs to the mill in Indianola 
which will cut the logs into useable lumber for you. The woods has many trails through it for 
walking, off road vehicle riding or horseback riding. If you log it, all that will be destroyed.

Septic system
The property has two drain fields for the 1000 gal septic tank system which services 
both the main house as well as the guest cottage. In the late 80's a second 
drain field was installed with three very long 100' runs out into the north pasture, all inside 
section B. The Septic tank was pumped in 2013 after 13 years of use from last pumping, 
and the man from Dana's stated it could have gone a lot longer - that everything was in 
very good shape. We also had it pumped again in April 2019 and received a clean bill of health again.
There is a valve in the NW corner of the area by the swimming pool that can direct the effluent flow 
into either the original drain field installed in 1974 or the newer drain field installed in the late 80's. 

18' x 36' swimming pool - which I built in early 80's
Our weather is not suitable for a swimming pool as our weather has changed over 
what it was back in the 80's when we built that pool. The insurance company made us fill it in up 
to the 24" point  with fill dirt. Adding topsoil from there to the top would  make a large winter 
greenhouse out of it.  The spa was damaged by the last tenant's kids and dog and probably 
needs to be removed.

Potential problems
The property has two complications which may make it difficult to get a bank loan.
There is a manufactured home in the southwest corner of the property. It is not ours but 
leased to a tenant who leases the space it sits on. You have the option to retain rents and 
continue to allow occupancy or ask that it be removed.

In the late 80's we purchased a doublewide mobil home for my second wife's 
mother to live in and placed it in the very southwest corner of the property on Gustafson Rd.
When my second wife divorced me in the 90's they took her mom out of her place here 
and put her in a singlewide in a mobil home park in Bellingham. We tried renting the mobil 
out but that didn't work out well; renters didn't pay their rent and trashed the place twice. So 
we sold the mobil and the owner has paid us a monthly land lease payment for the 1/4 acre 
it sits on for the past twenty years and that fee pretty much pays for the property taxes on the 
whole 19 acres. If you buy the farm you can either continue that arrangement or ask the 
owner of the mobil to move it. My arrangement with him was that as long as I owned the farm 
he had a place there for as long as he paid his monthly land lease and he has never failed to 
make his payment on time, everytime. But the mobil home is in his name and not mine.

Well-water situation
Secondly, when my sister put a newer mobil on her 16 acres which is adjacent and to the 
west of our property, county rules had changed and her own drilled well was then considered 
too close to her septic system to meet current code, even though it is several hundred feet 
away. I signed a water rights agreement with her showing the county she had access to water 
from my well so they would allow her to put her new mobil home in. She still has her own 
functional drilled well which she uses. She is not dependant upon our water, but in essence 
we have had a 3/4" line that connects her water system with our water system for the past 40 
years (long before an agreement was put on paper) so that when one or the other's well was 
down we both shared water from the system that was still running. The agreement was a 
legal issue to satisfy the county so she could put her mobil in, and has not been rescinded, 
although it could be. Since her mobil burned down in 2019 and the agreement does not contain 
the features such an agreement should; legally it could be rescinded with little effort.

Physically, to be able to have a water source by opening a valve and 
cross connecting into a separate system if something goes wrong with your well until your 
well or pump can be repaired in my opinion is a plus, not a negative. Both wells come from 
the same Bangor aquifer water source and both wells are about the same depth. Our well 
is 90' to the top of the water and 120' to the bottom of the well and has a 1 1/2" pipe from 
the submersible well pump at the bottom of the well all the way to the house. Our well has 
a 6" casing and pumps 25 gal/min plus all day long of the best tasting water in Kitsap 
county. In the summer we used it to water the pastures with a 25 gpm sprinkler head 
when we had beef on the place. 
Besides the drilled well we still retained water rights to a 9' hand dug well down in the woods 
that could be used in an emergency. The pipe from that well to the concrete cistern 
in front of the warehouse still exists. In fact the deep well pump is still in it as well. 

Read Gustafson History for more on the water system and it's evolution.

And there is also now a county water line that now runs down Gustafson Rd although if you 
tapped into that you would be drinking chlorinated water and not the great tasting water
from our well which taps into the Bangor aquifer which is the largest aquifer in the county. 

More Current pics

East side of house is the first pic at the top of this page


west side of house showing outside basement entrance at left

South end of house

House/back entrance/patio from northeast

Bunkhouse w/root cellar and attic storage entrance above - see several pics of 
the inside in section "older pics" as the inside hasn't changed

2200 sq ft old retail stoveshop store; 4 sections - kid's rec room, lockable storage, 
ping pong room and lots of shelving/storage  upstairs. Good woodshop area / potential 
living space down w/radiant floor tubing in south lower section.

This building could be turned into many things.

Gated driveway entrance to farm off Gustafson Rd

Looking west

Looking north towards barn w/6 parking stalls - there are ten more on backside

Kids playhouse with slide and doored sandbox below to keep cats out

Back porch, pantry, closets and utility room looking east

Back porch and laundry room looking west - washer left, dryer right, sink tub in middle

Kitchen with reupholstered nook-table

Kitchen with refrig and pantry cupboard space in doorway on right

Dining room looking south - china hutch and Avalon Olympic woodstove goes with house

Dining room looking north into kitchen

Main level master bathroom with Jacuzzi jetted tub

Master bathroom with shower also

Small office for computers - could hold two desks

Small office with rolltop desk included - network cable from modem-router comes into 
this desk

9' x 25' larger office or family room - could also be a fourth bedroom
Router - modem are on shelf on left in bookcase

18' x 20' living room with masonry fireplace

Living room has 5    4' by 5' double paned windows



Master bedroom upstairs - king headboard and two dressers come with this. 
There are his and hers glass doored closets and built in storage spaces.

Toilet - sink are in north corner of master bedroom so you don't have to go downstairs 
at night to use a bathroom.

Entrance door to master bedroom and "His" closet and dresser

Looking north in master bedroom, sink/toilet on left behind privacy screen

Basement rec room

Basement bedroom - there are two bedrooms behind the fireplace

Basement bath with shower, toilet, sink

 

Older Pics
These are not current pics but gives you a better idea of how furniture was used
throughout the house

Dining room facing north - that table and chair set is still available but needs 
gluing of the table ends back together as they became separated when we 
ratcheted it into the trailer taking it to eastern WA. It's too large for our house there.
kitchen facing south. The china hutch on the left goes with the house.
Middle pic below is looking south from the north entrance into the kitchen 
from the utility room doorway. Refrigerator location has been changed.

Living room is 18' x 20'. The angled part used to be a porch outside but as it 
faced south it was too hot to be useable in the afternoons and we wanted a 
larger living room so annexed the old porch onto the living room

Group 2 pics
Upstairs master bedroom; about 20' x 24' , small woodstove has 
it's own separate masonry flue.
Living room and stairway to upstairs. Carpet is currently speckled gray..
Master bedroom upstairs was done in 4" cedar stripping.

Group 3 pics - house and yard

Main level bathroom looking west


kitchen looking northwest

Basement fireplace w/ 2 bedrooms behind it

Guest cottage (the bunkhouse) with attic above and cellar below

Bunkhouse kitchen-laundry food preparation area

Bathroom sink - enclosed toilet area

Dish sink on right - entrance into study area

Bunkhouse shower , dish sink, bathroom sink



Bunkhouse rolltop desk, study - TV - dresser area

Bunkhouse bedroom - second desk

Large garden space - years of grass clipping, manure and 
leaves used for mulch makes growing veggies  easy

Our kids above are now 34 and 28.



Short Plat Map - aerials of sections surveyed
Short platt map showing 5 acres in C section that could be sold
if you went through the replatt process again. Actually section B would
be 9 acres, not 7 as is shown on the map below
.

aerial of 5acre  C platt at the top and A + B below the yellow line


Aerial view - line for C has been moved north to the left about 200' so it includes all 
of the drainfield and what shows as A below is actually plat B, the middle 9 acres


disregard the A and C lines , plot A now extends 200' further back into C and all the way 
across to property line

 

Timber survey done in Sept 2013
Value may be more or less today but gives you a good ballpark


2013 Appraisal for a reverse mortgage company
Page from a 30 page appraisal report done in Oct 2013 when we were considering a reverse
mortgage.  It was necessary to base their estimate of how much they would give us on. If they 
used replacement value of everything they came up with the figure $645,500. If they used 
comparable value of homes in the area they came up with $525,000, but then told us there 
were no homes in the area to really compare it with.  In either case they only offered us a little 
over $200k we could get out of a reverse mortgage with whopping monthly mortgage insurance 
fees to escalate the debt so the owners would never be able to pay it back. We decide not to do that.




Larger plat map - move slidebar  at bottom to get all of it,
This was how I originally tried to cut it up but the county wouldn't approve it because the modular home
was on the same plot as the main house. The map further up shows how it could be divided up into
three parcels to satisfy county whims. But the map below gives good dimensions of the place.




History of this homestead
You can read the history of this homestead at my page
Gustafson History

Again email berry@detailshere.com  with questions my agent can't answer, put 
your name and the words "regarding farm" in the subject line so I won't delete 
you with the 400+ spams I get each day.

Ber