481 Starveout Road, Dayton, WA 99328 - Columbia County

Patit Creek Ranch:

This exceptional hunting and recreational ranch with renewable energy development potential, and income potential, nestled in the mountains of Columbia County, Washington, is a rare opportunity. Located just nine miles south east of Dayton, WA, the non-contiguous acreage spans 1,947.56 +/- acres of diverse landscapes, including tillable farmland, timber, brush, grasslands, and seasonal creeks, creating an ideal environment for farming, grazing, hunting and outdoor activities. 399.14 +/- acres of the ranch are tillable and historically been hayed by the Seller. Wildlife is abundant here, with a wide variety of northwest big game animals and birds making it a sought-after hunting destination. The owners speak of many trophy animals they have seen on the property over the years. This ranch is made up of multiple tax parcels, offering potential for future cabin or home site development. Accessible via county roads, the property’s routes range from well-maintained gravel roads to rugged mountain paths, which can become challenging during winter months, depending on the weather. Take advantage of the rare opportunities and natural habitat this property provides to the avid outdoorsman or investor for generations to come.

-Quick Facts-

*Purchase Price- $2,823,962.00 ($1,450.00 Per Acre)

*1,947.56 +/- Non-Contiguous Deeded Acres

*Renewable Energy Development potential

*Off-Grid Homesite (with Potable water & Solar System installed)

*Multiple Tax Lots-Potential future cabin development lots.

*Seasonal Creeks

*Multiple Water Sources- Both Natural and Solar Developed Springs

*Two 12,000 Gallon holding tanks attached to Developed Solar Springs

*Full Perimeter Fencing- Buyer to do own Due Diligence for satisfaction.

*Hunting Unit-GMU 162, which is known for its strong elk and deer populations

*Wildlife- Elk, Deer, Bear, Blue and Ruff Grouse, Turkey and Gray Partridge

*Property is accessed from a maintained seasonal county road.

*9 +/- Miles Southeast of Dayton, WA

*Developed Road system throughout the property

*Exceptional Views

*Approximately 2.5 miles from the Wenaha-Tucannon Wilderness

Location:

The Patit Creek Ranch property is located approximately 9+/- miles Southeast of Dayton, WA.

Address:481 Starveout Road, Dayton, WA 99328.

Acreage: Non-Contiguous

Total Deeded: 1947.56+/- Acres

Renewable Energy Development:

This property is situated in the path of progress for renewable energy development, with a wind farm located just north of the site. Multiple groups have already expressed interest, highlighting its strong potential for future sustainable energy projects, although no formal agreements have been signed. Its proximity to existing renewable infrastructure offers a significant advantage for developers looking to expand operations in an area that is already moving towards green energy solutions. However, the seller makes no representations or guarantees regarding any potential profits or losses from these discussions. Buyers are encouraged to conduct their own due diligence in evaluating the property's development opportunities.

Farming:

The property includes approximately 399.14 acres of tillable land that has been farmed in the recent past and is currently planted with a mixture of perennial grasses. The seller has been managing the farming operations but has an interested party who could serve as a tenant farmer, offering an opportunity for additional income. The land produces approximately 4 tons per acre with a single cutting annually. Please note that while the property offers valuable agricultural potential, the tillable acres do not come with water rights.

Multiple Tax lot development Potential:

This property consists of 23 tax lots in total-approximately 9 to 10 smaller individual tax lots, each ranging in size, situated along West Patit Creek. A buyer could choose to sell the tax lots separately, allowing for flexible investment options and potentially generating multiple sales. For those interested in developing, the land's size and natural surroundings provide an ideal setting for building cabins, offering a private retreat while still being part of a larger investment opportunity. Buyers should verify zoning and development regulations with Columbia County to ensure their plans align with local guidelines.

NRCS Forest Program Potential:

The property features 774 acres of eligible forest ground under the NRCS Forest Stand Improvement program, which includes practices such as thinning, pruning, and woody residue treatment. Approximately 15 acres have already been completed by the Sellers, with 749 acres remaining eligible for improvement. The NRCS program allows for acres to be redone every 10 years. Currently, the potential income per acre from these activities is estimated to be $2,300. The information provided regarding the NRCS Forest Stand Improvement program, including eligible forest ground, completed acres, and potential income per acre, is based on available details at the time of listing. However, the Buyer is strongly encouraged to perform their own due diligence to verify the accuracy of this information. It is recommended that the Buyer contact the local NRCS (Natural Resources Conservation Service) office directly to confirm the eligibility of the remaining acreage, the specifics of the program, and any income projections. The Seller and Agent make no guarantees as to future eligibility or income and advise the Buyer to consult with NRCS or other appropriate authorities.

Homesite:

The property offers a homesite with a partially finished log cabin, giving you the perfect foundation for your dream home. The Seller is conveying the remaining logs gathered to finish the log cabin should a Buyer choose to do so. The homesite is equipped with a 6,000-gallon potable water tank in the ground, which supplies three water hydrants, multiple frost-free faucets and an automatic waterer in the corral, ensuring reliable water access year-round, even in freezing temperatures. The homesite includes a fully operational solar system, featuring eight 430W solar panels, eight 6V 400AH batteries, and a 6,000W pure sine wave inverter. The solar system is housed in geothermal heated and cooled shed, providing efficient energy independence. The property is also set up for horses or livestock with a corral and fenced area, making it ideal for rural living. A legal septic plan has already been drawn up but still needs to be submitted. Sellers have already had an on-site visit and the digging for the perk test. A transfer of paperwork to the Buyer may require a small fee. Buyer to do their own due diligence and verify the process of transferring paperwork.

Recreation:

There are plenty of leisure recreational activities to keep you busy and cool in the warm summer months of Columbia County, Washington. Enjoy horseback riding, hiking, trail running, hunting, and nearby fishing on the Touchet River.

Wildlife:

The area is known to many as one of Washington’s premier areas for wildlife and recreational hunting. The property’s numerous springs, natural habitable terrain and high-volume vegetation supports a healthy population of elk, deer, and black bear that you will find on the property. Turkeys, Blue grouse, Roughed Grouse, Mourning doves and valley quail all have been harvested from the property as well.

Water:

Both North & West Patit Creek runs along the bottom of the property providing a seasonal water source to both livestock and wildlife. Numerous natural springs are located throughout the property and provide annual and seasonal clean water sources as well. The Seller has developed two springs and installed solar pumps which pump water to two separate 12,000 gallon holding tanks for an additional water supply that then gravity feed to four water troughs for cattle and wildlife.

Fencing: The property’s exterior boundary is fenced. Buyer to do own due diligence as to the condition of the fencing and locations.

Owner: Robert F. Peyton

Access: Access is from heading East on Hwy 12 out of Dayton, WA then turning East onto Patit Road continue on Patit Road for approximately 7 miles. Then turn south onto Starveout road The property is approximately 2+/- Miles up Starveout road and will be on both sides of the road.

Distances to Other Cities:

Dayton, WA9 +/- Miles

Walla Walla, WA 43 Miles

Spokane, WA 164 Miles

Boise, ID- 183 +/- Miles

Seattle, WA- 222 +/- Miles

Topography, Elevation, Growing Season and Rainfall:

The property is mainly sloped to rolling topography with flat tillable portions in areas. The elevation of the property is approximately 2,200 +/- feet and rises to 3,300 +/- feet. The growing season or average frost-free period is about 135-170 days annually in the area. The average rainfall is approximately 18- 25 per annum.

Area Info:

Discover Dayton, Washington: A Gateway to Recreation, History, and Investment Opportunities

Nestled in the rolling hills of Southeast Washington, Dayton is a picturesque small-town rich in history, culture, and outdoor adventure. Known as the county seat of Columbia County, Dayton offers a perfect blend of rural charm and modern convenience, making it an attractive location for those seeking property investments in the Pacific Northwest.

Historical Appeal:

Dayton’s historic downtown boasts beautifully preserved Victorian buildings and a variety of local shops, cafes, and galleries, giving the town a unique character that appeals to those who value culture and history. With the oldest working courthouse in the state and a historic train depot, Dayton embraces its rich heritage while maintaining a friendly and inviting atmosphere for visitors and residents alike.

Outdoor Recreation:

For outdoor enthusiasts, Dayton is a gateway to year-round recreation. Just a short drive from the Blue Mountains, the area offers prime opportunities for hunting, hiking, and camping. Ski Bluewood, a popular ski resort, is only 25 miles away, providing seasonal skiing, snowboarding, and winter sports. In the warmer months, the nearby Tucannon River and Columbia River offer excellent fishing, boating, and water-based activities. Dayton’s proximity to thousands of acres of public lands and recreational trails makes it an ideal location for hunters and nature lovers alike.

Wine Country:

The Walla Walla Valley, renowned for its world-class wineries and vineyards, is within easy reach of Dayton. This proximity provides both lifestyle and investment opportunities, as the growing wine tourism industry continues to expand. With access to tasting rooms, vineyards, and agritourism, property buyers in Dayton can tap into the region's booming wine economy.

Renewable Energy & Development Potential:

Dayton’s strategic location near established wind farms makes it a prime candidate for further renewable energy development. Investors with an eye on the future can explore opportunities in solar and wind energy, capitalizing on the region’s growing interest in sustainable projects. The town’s place within this emerging energy corridor highlights its potential as a hub for innovation and growth in the green energy sector.

Community & Quality of Life:

Dayton is more than just a destinationit's a community. With a variety of local events and festivals throughout the year, excellent schools, and a relaxed, rural lifestyle, the town offers a high quality of life that appeals to families, retirees, and remote workers alike. The town is also known for its welcoming atmosphere and commitment to preserving the surrounding natural beauty, making it an appealing option for those looking to escape the hustle and bustle of urban life while still staying connected to modern amenities.

Whether you’re looking to purchase recreational property, invest in renewable energy, or find a serene place to call home, Dayton and the surrounding area offer a wealth of opportunities. From its historical roots to its forward-looking developments, Dayton is a town where tradition meets progress, making it a hidden gem for property buyers and investors alike.