Mount Vernon, OR 97865(Grant County)

The Frye Homestead amenities include: Located just 6.5 miles north of Mt. Vernon, Oregon and boarding State Highway 395 with year-round road access; three legal gated access points from State Highway 395 with a first-rate gravel road to the cabin; 1870s renovated log cabin; County building permits, approved septic system, approved boundary survey; excellent springs, Beech Creek tributary, and livestock watering system; Oregon Trail Electric Cooperative power lines running along boundaries and through property; livestock corrals with pastures suitable for cattle and horses; a mild climate; a variety of topography and wildlife species; Scenic setting with superb dark night sky; Off-the-Grid property with a very scenic, secure, private and isolated western ranch setting!

ACREAGE: 377 acres (+/-) the property is located 6.5 miles (+/-) north of Mt Vernon Oregon and is situated on the east side of state highway 395. The ground begins at 3280 ft in elevation and runs up to 4080 ft in elevation. The ground cover is predominantly native bunch grasses with juniper and ponderosa pine in the draws. There are stands of aspen trees in the six spring-fed creeks along with mountain mahogany and wild roses on the higher elevations of the property. A juniper thinning project was conducted on the property 15 years ago to remove invasive trees from drainages and ridge lines. Additionally, the current owner conducts yearly weed control. A potential building site with views south to Canyon Mountain was leveled. Two registered property surveys are available. The property is under farm-use tax deferral and a year-to-year written grazing lease which can be assumed by a new owner.

CABIN: 650 sqft (+/-); The cabin is the original homestead of the Frye family which emigrated to Grant County after the Civil War. It's on the tax rolls as account number 11, clearly one of the earliest private ownerships. Local knowledge places the cabin construction in the 1870s. Over 20 years, the current owner completely rehabilitated the cabin while keeping most of the unique original features, adding a new metal roof and concrete foundation, knotty pine wood floors, walls, and ceiling, double-pane vinyl windows, a convection fireplace, a wood stove with custom rock hearth, a full bathroom, and a great room, spring-fed water system, and solar lighting. All the improvements were made with properly issued building permits, septic and facilities permits, or waivers where no permits were required.

The main room (17ftX14ft) as you enter the cabin hosts a dining space, a wood stove with a custom rock hearth, a propane refrigerator, power supplied by a solar system, and battery backup. There is an upstairs loft area for storage. Additionally, this space includes a queen-sized bed with the headboard being the original door of the cabin.

The cabin bathroom (10ftX8ft) features hot running water from the on-demand system, a single sink wood cabinet vanity, toilet, and claw foot tub with shower. An outdoor shower was also added with a concrete drain area and privacy walls.

A great room (21ftX12ft) was added to expand the living space and features a Fuego convection furnace. This heating system provides an excellent source of heat for the cabin. The room has a custom mantle over the furnace/fireplace, and large windows looking out to the east and south which provide a view of the creek and mountains.

The outside of the cabin has been renovated as well with stained board and batten siding, the log portion of the cabin has been stained and chinked (inside and out; Log Jam product), and porches have been added around the cabin with paver stones. The original portion of the cabin, as well as the additions, are all set on a concrete stem wall and cinderblock foundation. The metal roof sheds water into a system of gutters and downspouts that drain into dry wells away from the foundation.

WATER: There are several active springs on the property; three have been developed for livestock/wildlife water with spring boxes and new metal tanks. The spring just north of the cabin has been developed for domestic water. The water is held in a 1500-gallon cistern and gravity flows down to the cabin. The overflow from the cistern flows to a livestock water tank. An on-demand propane hot water system has been installed in the attached locking utility closet.

ACCESS: The property hosts three legal gated access points from State Highway 395. The main access from the highway to the cabin is along a good gravel road. The southernmost access point located at the corrals also provides a legal access easement to the adjoining neighbor.

SEPTIC: Grant County permitted septic system 1000-gal poly tank

FENCING: The property is perimeter fenced with 4 and 5-strand barbed wire

STORAGE: 20x10 ft; wood construction, metal roof with snow-load trusses, wood floor, installed workbench, solar panel system with a voltage regulator that provides power and lights, double doors enabling UTV access, and the building is set on a concrete ribbon foundation.

WILDLIFE: Quail, turkey, songbirds, elk, deer, cougar; Two elk and deer landowner preference tags are available for the property.

TAX LOT MAPS: T12S, R31E, W.M. Sec 31 & 32, Tax Lot 2000

ACREAGE: 377 acres (+/-) deeded acres

SQ. FT.: 650 sq ft (+/-); single-story cabin with storage loft

HEAT: Fuego convection furnace; Jotul wood stove

LIVINGROOM: Located off the kitchen with front door access; wood flooring, vaulted ceilings, and vinyl windows provide a southern view

KITCHEN AREA: Located off the living room; wood flooring, small wood storage cabinets, no cooking appliances. Propane plumbed into the refrigerator could be utilized for cooking appliances.

APPLIANCES: Kitchen Refrigerator (propane)

SLEEPING SPACE: Located in the kitchen space area which can host a queen-sized bed

BATHROOM: Located off the kitchen area; wood flooring, claw foot tub shower combo, single sink vanity, Corian countertop with wood cabinet

ROOF: Metal; good condition; lifetime gutters; installed downspouts

SIDING: Log cabin with addition having a board and batten wood siding; good condition with good stain

WINDOWS: Double pane vinyl windows; good condition

TAXES: $1,413.25 (tax year 2023-2024) Zoned Exclusive Farm Use. Buyers should be aware that if they do not continue with the agriculture use tax deferral, they may incur a tax reassessment and be liable for additional deferred and future property taxes. Tax questions should be directed to Grant County Assessor/Tax Collector

GRAZING LEASE: The property is currently under a written year-to-year lease by Brooks Ranches and would be sold subject to the lease continuing for the current year through December 31, 2024.

BUYER BROKER COMPENSATION: Buyers are responsible for compensating their representing agent.