This photo taken about year 2000 - larger pic further down
More Pics History of farm Property description
Fire Sprinkler system High speed internet Security system
Heating systems Multipurpose building Bunkhouse - guest cottage
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
timber survey septic
system Potential Problems
2013 appraisal Larger platt map
This 19 acre farm/homestead is about 2 miles
north of Silverdale bordering on Bangor submarine base.
Home totals about 3500 sq ft including finished basement.
Continue reading for full information/disclosure.
For answers to your questions regarding the property
email email@example.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, 509-725-0146
I currently do not have a listing realtor I am working
I did have it listed but the previous tenant left oweing several payments
and I had to rent the place out again to keep it out of foreclosure.
You can read the history of this homestead at my page
As the MLS listing "remarks" section only allows 500 characters
of information, not much can be stated there. Hence the necessity
for this page. Here is a much more complete and comprehensive
summary description of the property that is for sale.
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 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 has a 2286 sq ft 1-1/2 story farmhouse with a 1263 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.
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" gaslog set
currently installed in it, a certified Avalon Olympic woodstove on the backside of
the main level masonry fireplace, 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 24' living room with five 4.0 x 5.0 doublepaned windows w/insulated
shades; a dining room with hardwood floor and two office spaces.The new office space
on the west side of the house is 9' x 27' and could also be used as a bedroom or a bedroom
and an office space. . There is also a separate smaller 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 cabinets and it is 9' x 27' long. It is
heated by a hot water radiant floor system so you can have toasty tootsis.
There are two 10' 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
The kitchen contains a lot of cupboard storage with more food/coat storage in the utility room
in the back porch entry. Carpeting has been replaced in the living room, upstairs bedroom,
and downstairs bedrooms, but new linoleum needs to be installed in the kitchen, main
bathroom and back entry porch. The bid for that was about $700 but tenants moved in
before it was redone as they said they would do it and then never did it. The house needs
reroofing and repainting, bids with lifetime roof about $14,000 and repaint job $5000.
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
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. Our last tenant had that put in for both high speed internet and TV use.
The house does have a security system but it's old and all the cabling needs to be
removed and replaced by a wireless system like www.simplisafe.com like I installed
in our home here in Davenport. 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.
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.
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 if you've experienced hot water heat, as we installed
in our heating business, you get spoiled and have a low tolerance for forced air heat.
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. We also installed
a hi tech wood fired boiler called a Garn which sits outside the bunkhouse between the
bunkhouse and the old stoveshop. It's smokeless when it runs but it's a non pressurized
system and that didn't work out well. Kept getting the house system airlocked. I never had
that problem with the pressurized closed loop Essex we used initially.The integrity of the
Garn boiler may be questionable today. I had leakage and decay problems in many of the
non pressurized boilers I sold, mostly Aqua IIs but even a couple of Garns when people
didn't keep proper corrosion inhibitor chemicals in them. As today's high tech
woodfired boilers such as the HS Tarm cost way too much, and Essex's are no longer
available, I would replace that Garn with a pressurized (only 20psi pressure) woodfired
boiler today. A good choice would be www.royallboilers.com which I sold/installed a bunch
of. Not hitech but well built, reasonable in cost, and we never had problems with any of them.
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 also
provides 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 the woodfired boiler.
There is a hot tub/spa next
to the back patio although it does need a new controller and
a new enclosure built for the pumps, filters, etc. And the whole works could simply be
removed. The 18 x 36 swimming pool could be revitalized but you would be better off
to fill it in with top soil and make it into a winter greenhouse.
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 heats 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.
- guest cottage
The 432 sq ft guest cottage or "bunkhouse" was set up to allow our kids to have privacy
while they went to Olympic college. Two sets of kids in fact. It 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 attic storage above it.
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.
Parking for 16 vehicles
The south side of the barn has a 72' x 22' covered overhang for parking 6 vehicles under.
is another 2000 sq ft of covered parking available for 10 more
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.
Overhead wiring from the house to the barn was removed and a 2 ought
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
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
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 90K plus of
marketable timber on the property, 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.
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 or grow veggies all winter long in. 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 up to 30k /acre in this area.
$150k for 2286 sq ft house and
$75k for 1263 sq ft 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.
House has undergone 3 major remodels over the years in excess of $100k
plus it 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.
$50k 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.
$25k for 432 sq ft guest cottage 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 two working freezers. 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
$5k for chicken coup and tractor shed
These are all very conservative figures but total
Money required to put the farm back into shape per the list below
is about $80,500.
We are offering the farm for sale for only $599,777
The farm is not currently in top shape - things needing repair
All the fruit trees (about 23) need pruning (bid was $3500), the house needs
painting (bid was $5000), and the roofs all need reroofing except for the
barn, chicken house and back covered overhangs; those roofs are good.
The bid was about $62000 including a new warehouse/shop roof.
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
I've already got the bids for reroofing;
everything - the house (with lifetime roofing),
the old 2200 sq ft stoveshop (again lifetime roof) , the 432 sq ft guest cottage, the
tractor shed, the 72' x 22' parking overhang on the south side of the barn, and including
a new 12k warehouse metal roof is $62k.
Repainting of the house is $5k.
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 - $80,500
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 is currently 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 here (wasn't prepared for how cold winters get
though - like down to -15F - went through a good five cords of wood so far) so now
I am willing to part with the farm I have lived on since 1951. At my age, 73, the 19
acre farm is too much property to manage and keep up with. We had to downsize.
There is about $83k 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 fix the things that need fixing; as of today I won't be selling the place
at lower than asking price.
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 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
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. 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.
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. 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. Best thing to do with the pool is fill it
in halfway or more with topsoil and make a large winter greenhouse out of it. The spa is still
serviceable but needs a reworking of the equipment shed and would need a new control box.
The spa has a water to water heat exchanger for heating it via the boiler.
The property has two complications which may make it difficult to get a bank loan.
One, 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.
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. 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.
Most of these are not current pics, see current pics on the MLS listing site
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
Living room facing east
Group 2 pics
Upstairs master bedroom
Living room and stairway to upstairs
Master bedroom upstairs
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,
leaves used for mulch makes growing veggies easy
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
Again email firstname.lastname@example.org
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.