Washington Off-Grid Cabin on 20 Acres Listed for $149,900 in Springdale
A furnished cabin, approximately 20 acres of wooded hillside, and mountain views are among the features of a rural property listed on Lyons Hill Road in Springdale, Washington. Offered at an advertised price of $149,900, the property includes an existing recreational cabin, propane appliances, and a shipping container.
For buyers searching for off-grid cabins with acreage in Washington State, this listing presents an interesting combination of existing improvements and undeveloped land. The cabin has a covered porch, a loft area, and an open interior, while the surrounding property offers a secluded setting with views across the countryside.
However, the property also comes with important limitations. The listing identifies the water supply as needing a well and does not report conventional sewer service. Its classification as unimproved land also raises questions about the cabin’s legal status and permitted occupancy.
There is another detail worth checking before considering the asking price: the supplied listing information contains conflicting figures, including a more recent price entry of $129,900 and an advertised price of $149,900. Buyers should confirm the current price and availability directly with the listing agent.
Property Overview: 4962 Lyons Hill Road
The property is located at 4962 Lyons Hill Road, Springdale, Washington 99173, in Stevens County.
| Property detail | Listing information |
|---|---|
| Address | 4962 Lyons Hill Road, Springdale, WA 99173 |
| County | Stevens County |
| Advertised price | $149,900 — verify current price |
| Land size | Approximately 20 acres |
| Classification | Unimproved land |
| Cabin | Furnished recreational cabin |
| Bedrooms | Not specified |
| Bathrooms | Not specified |
| Terrain | Rolling and sloped |
| Views | Mountains and surrounding countryside |
| Electricity | Available; connection status unconfirmed |
| Water | Well needed |
| Sewer | Not available |
| Road surface | Gravel |
| Zoning | RA-10, county jurisdiction |
| Parcel number | 2034401 |
| Reported annual property tax | $58 |
| HOA | No amount specified |
These details reflect the supplied listing information and should be verified through the listing agent and relevant county offices.
A Furnished Cabin Surrounded by 20 Acres
The main improvement on the property is a small recreational cabin positioned on a wooded hillside.
Its exterior features rustic wood siding, a green metal roof, and a covered front porch. Inside, the photographs show exposed wood framing, a high ceiling, a loft area, and an open-plan kitchen and dining space.
The seller describes the cabin as furnished and mentions recently installed windows, a door, insulated walls, and durable flooring.
For someone looking for a basic weekend getaway, having an existing structure and furnishings could reduce some of the initial work involved in setting up a recreational property.
However, the supplied listing does not provide an officially recognized finished living-area measurement. It also does not establish whether the cabin is permitted for residential occupancy.
That distinction matters. A structure that looks like a usable cabin is not necessarily approved as a dwelling. Its legal classification could affect financing, insurance, valuation, and whether overnight stays are permitted.
Before purchasing, buyers should request available permits, inspection records, and documentation establishing the cabin’s approved use.
What Is Included With the Cabin?
According to the seller’s description, the property comes with several items intended to support recreational use.
The advertised inclusions are:
- Propane refrigerator
- Propane stove and oven
- Propane heater
- Propane tank
- Dining table and chairs
- China cabinet and buffet
- Futon
- Owned portable toilet
- Shipping container, also known as a Conex container
- Timber on the property, subject to applicable ownership and harvesting restrictions
The photographs also show a kitchen area, loft, front porch, and outdoor firepit seating area.
These items could make the property more convenient than a completely undeveloped parcel. Nevertheless, buyers should confirm that all advertised furnishings and equipment will remain with the property at closing.
The propane tank’s ownership should also be verified, along with the condition and safe operation of the refrigerator, stove, oven, and heater.
Twenty Acres of Wooded Hillside and Mountain Views
The approximately 20-acre parcel is another major part of the property’s appeal.
The supplied photographs show evergreen trees, brush, sloping ground, and some cleared areas. The cabin sits above an open valley, with forested hills visible in the surrounding landscape.
For recreational buyers, the setting could offer opportunities for hiking, wildlife observation, photography, and enjoying time away from more developed areas.
However, the property’s terrain deserves careful consideration.
A topographic map included in the supplied information indicates meaningful elevation changes across the parcel, with the land rising away from Lyons Hill Road.
That means the full 20 acres may not be equally accessible or suitable for development. Buyers should investigate how much land can reasonably be reached on foot or by vehicle and whether additional trails, driveways, or building sites are feasible.
Other considerations include drainage, erosion, grading requirements, and the location of suitable areas for a well, wastewater system, or future structures.
A wooded hillside can be an appealing recreational setting, but it is not equivalent to 20 acres of level, usable pasture.
Off-Grid Living: Water Is a Major Unresolved Issue
The listing specifically identifies the water arrangement as “Well Needed.”
This means buyers should not assume that a functioning well or dependable drinking-water supply is already available.
Anyone considering regular use of the cabin should investigate whether a well can be installed, what drilling conditions are like in the area, and what permits or other requirements apply.
Local well records may provide useful background, but a nearby property’s water supply does not guarantee that a new well on this parcel will have similar results.
Prospective buyers should contact the relevant county authorities and the Washington State Department of Ecology to understand applicable requirements and investigate available well information.
Well installation costs can vary considerably depending on depth, geology, access, equipment requirements, and the results of drilling.
No Conventional Sewer or Confirmed Septic System
Wastewater disposal is another important consideration.
The supplied listing identifies sewer service as unavailable and mentions an owned portable toilet.
A portable toilet is not equivalent to an approved residential septic system. Buyers planning regular overnight use, full-time occupancy, or future expansion should investigate what wastewater arrangements are legally permitted.
A site evaluation may be necessary to determine whether an approved onsite wastewater system can be installed.
The property’s sloping terrain could also influence the design, location, and cost of a system.
Until the relevant health authority confirms what is feasible, buyers should not assume that conventional residential sanitation can be added without difficulty.
Electricity: Available Does Not Necessarily Mean Connected
The listing reports that electricity is available, but the supplied information does not confirm whether the cabin has an active utility connection.
Buyers should contact the relevant electric utility to establish the nearest service point, connection requirements, available capacity, and estimated installation costs.
The propane appliances suggest that the cabin has some equipment intended for use without conventional utility gas, but the listing does not establish that a permanent solar or generator system is installed.
Anyone planning to use the cabin throughout the year should develop a realistic power plan, particularly if heating, refrigeration, lighting, or other electrical equipment will be needed.
Gravel Road Access and Winter Conditions
The property is accessed from Lyons Hill Road, which the listing identifies as a gravel road.
Gravel access can be suitable for recreational land, but road conditions may change during heavy rain, snow, and freezing weather.
Before purchasing, buyers should determine whether the access is legally recorded and whether there are shared-road agreements or maintenance obligations.
Important questions include who is responsible for grading, snow removal, drainage, and repairs, as well as whether the route can be reached by an ordinary passenger vehicle throughout the year.
Emergency access is another practical consideration. A property that is easy to reach during dry summer conditions may be more difficult to access during adverse weather.
An in-person visit during different seasonal conditions, where possible, can provide a more realistic understanding of the route.
Understanding the Asking Price and Listing History
At the advertised price of $149,900 for approximately 20 acres, the simple asking-price calculation works out to about $7,495 per acre.
This figure includes the cabin and other improvements, so it should not be interpreted as the market value of vacant land.
The supplied price history contains several different figures. It reports an asking price of $180,000 in April 2025, followed by later changes. Entries from June and July 2026 show prices of $129,000 and $129,900, while the supplied headline displays $149,900.
Because these figures come from different listing entries and dates, the current asking price cannot be established from the supplied information alone.
Buyers should request confirmation of the active price and review comparable rural land sales in Stevens County.
Useful comparisons would include parcels with similar acreage, terrain, road access, utility availability, and existing structures. The cabin’s legal classification and condition are especially important when assessing its contribution to the property’s value.
Seller’s $85,000 Down Financing Claim
The listing includes a statement that a buyer may be able to assume existing financing with an $85,000 down payment.
This could be relevant to someone exploring alternatives to conventional land financing, but it should not be treated as a guaranteed or approved arrangement.
Buyers should request details about the remaining loan balance, interest rate, monthly payment, maturity date, and lender requirements.
They should also establish whether the financing is legally assumable, whether lender approval is necessary, and how the proposed down payment relates to the confirmed purchase price.
Because the property is classified as unimproved land, financing terms may differ from those available for a conventional residential home.
A lender experienced with rural land transactions can help determine whether the proposed arrangement is practical and legally acceptable.
Why Are the Reported Property Taxes Only $58?
The supplied listing reports annual property taxes of approximately $58.
That is a notably low figure for a property advertised with 20 acres and an existing cabin. Buyers should investigate how the amount was calculated and whether it reflects a particular assessment classification, exemption, or other tax treatment.
The Stevens County Assessor can provide information about the parcel’s current assessed value and tax record.
Buyers should also ask whether a change in ownership, property use, or additional improvements could affect future assessments and taxes.
A historical tax figure should not be assumed to represent the amount payable by a new owner indefinitely.
Potential Advantages and Important Limitations
| Potential advantages | Limitations to investigate |
|---|---|
| Approximately 20 acres of rural land | Much of the property is sloped |
| Furnished recreational cabin | Legal occupancy status is unconfirmed |
| Mountain and countryside views | A well is still needed |
| Propane appliances included | No conventional sewer or confirmed septic system |
| Shipping container included | Electricity connection is uncertain |
| Wooded recreational setting | Gravel-road and winter access require investigation |
| Reported low annual property taxes | Future tax treatment may change |
The existing cabin and furnishings may make the property more appealing than completely vacant land. However, the lack of confirmed water, wastewater, and electrical connections could create significant additional expenses.
Essential Questions Before Buying
Anyone considering 4962 Lyons Hill Road should investigate several issues before making an offer:
- What is the current asking price, and is the listing still active?
- Is the cabin permitted, and what uses are legally approved?
- Is the cabin structurally sound, insulated, and suitable for the intended use?
- Can a well be installed, and what are the likely drilling and permitting costs?
- Is an approved septic or other wastewater system feasible?
- What does the electric utility mean by electricity being available?
- Are there recorded legal access rights and road maintenance agreements?
- What portions of the 20 acres are accessible and suitable for future improvements?
- What restrictions apply under the RA-10 zoning designation?
- Are timber rights, harvesting restrictions, easements, or other land-use limitations involved?
- Is the seller’s financing arrangement legally assumable and approved by the lender?
- Why are the reported annual property taxes so low, and could they change after purchase?
A title review, boundary survey, cabin inspection, utility confirmation, and consultation with the relevant county authorities would help establish whether the property fits the buyer’s plans.
Who Might Find This Washington Cabin Interesting?
This property may appeal to someone looking for a recreational getaway, a furnished cabin surrounded by woodland, or a longer-term rural land project.
A buyer who enjoys hands-on improvements and understands the practical requirements of off-grid ownership may see potential in the existing structure and surrounding acreage.
However, someone seeking a conventional home with dependable indoor plumbing, an established water supply, and straightforward year-round access may find the unresolved infrastructure questions challenging.
The distinction is important: a recreational cabin on rural land is not automatically equivalent to a fully serviced residential property.
Final Thoughts on This 20-Acre Washington Property
4962 Lyons Hill Road in Springdale offers approximately 20 acres of wooded hillside, mountain views, and a furnished recreational cabin with propane appliances and additional storage.
For buyers interested in off-grid recreation or rural acreage, the property has several features worth investigating. The existing cabin and furnishings provide a starting point, while the surrounding land offers space for outdoor activities and a more secluded setting.
However, the biggest questions involve the property’s infrastructure and legal status. A well is still needed, conventional sewer service is unavailable, and the electrical connection has not been confirmed. Buyers must also verify whether the cabin is legally approved for their intended use.
The conflicting price information adds another reason to confirm the current listing details before evaluating the purchase.
At the advertised $149,900—or any updated asking price—the decision should depend on more than the acreage and mountain views. Buyers should calculate the additional costs of water, wastewater, electricity, access, and any required improvements before deciding whether this rural Washington property makes sense.
If you’re interested in learning more about this property, please contact the listing agent through the Zillow link provided below the original property photos.
