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Introduction:
This information is really about an exceptional double lake lot
and what can be done with it. The 1421 property may be the
highest point on the south side of Lake Irving and has a commanding
Eagle's nest view of the water through the trees. The 40' elevation
lot was selected by its owners because of that view when the
home was constructed back in 1948. In spite of its age this
is a solid older house, now requiring considerable renovation,
but is a wonderful nucleus for a home addition. The elderly
original owners have relocated to a care facility and the home
has been unoccupied for a number of years. Don't mind a hillside
climb to take advantage of an extraordinary view? Then this
unique property could be a real find and challenging renovation
project for you!
South Lake Irving Neighborhood:
This long established residential
neighborhood is very popular. It was developed back in the 40's
because of its close proximity and convenience to downtown, and
the lake benefits. The area is now mostly built up with homes
on both sides of the street, not just the lake side. Many of
the smaller, older homes (especially on the lake) are now being
expanded or replaced due to the escalating value of the lakeshore.
The terrain of the South Lake Irving Drive neighborhood is rolling
and hilly, with a ridge along the lakefront, often with a high
bank by the water. Just a few blocks west of this property is
a small public park with tennis court and playground equipment
for kids.
This neighborhood has developed a sense of community
and enjoys an annual picnic. New city sewer and water mains were
run along the asphalt drive several years ago, good for the lake
(elimination of septics and wells), and welcomed by property
owners.
A huge new high school was completed about nine years
ago just to the west across the bypass. The South Lake Irving
Drive neighborhood is very accessible to both the shopping districts
(downtown and to the mall/Wal-Mart/Target) area by using the
nearby 5th Street access or the handy bypass.
Lakes Irving/Bemidji:
Lake Irving is the first lake on the Mississippi
as it winds its way north from its Itasca Park headwaters. It's
a small (660 acres) shallow (+/-20') sand bottom lake that provides
ready access to adjacent Lake Bemidji (over 6,000 acres) under
the bridge. Both Lake Irving and Bemidji are part of a reservoir
with levels controlled at the "Power Dam" about eight miles downstream.
Mississippi boaters can travel downriver from Lake Bemidji all
the way to Stump Lake, a scenic and enjoyable boat ride and even
upriver with water levels permitting. It's estimated there are
over 10,000 acres of total water here to boat, fish, cruise,
or play.
Lake Irving is usually fished early and late, and most
fishermen head into Lake Bemidji's deeper waters in the summer.
Larger Lake Bemidji is a renowned fishery for Walleye and now
for Muskie (+50# taken). It has excellent fishing structure and
Walleye counts are reported by the DNR to be the highest in history.
Whether you live directly on the lake or off the lake, the lake
is an important feature of this neighborhood. Lake access elevates
home values and desirability, and as lakeshore escalates in price,
close to town water properties are at a premium.
Property:
What a VISTA! Rising immediately at the shore to an
elevation about 40' above the water the crown of the hill lies
approximately 80' back from the lake. The property then drops
down from the top of the hill about 25' to the street level.
The legal description is lots 1 and 2, Bjorndahl's Second Addition.
Parcel number is 80.01934.00. Looking at the plat this is an
irregular shape property (actually two lots) having about 150'
water frontage on the diagonal (see survey plat) and on the street.
The property averages about 285' depth, and the lots lie almost
due north/south.
According to the owner's son, the property was
selected by his parents because of the view and the huge Norway
and White pines, as well as many basswoods and oaks. Owners along
lakes are allowed to trim trees to preserve the lake view but
that has not occurred lately here, and should be done to enhance
the water exposure.
Septic system: The existing system lies between
the home and lower garage. It can no longer be used and the home
must be hooked up to city utilities.
Wells: Currently three on
the property. One is a more recently drilled 4" submersible pump
well west of the home (in use), the former well in the basement
has been sealed, and a third in the garage has now been sealed.
City Sewer/Water: City utilities were brought to the neighborhood
several years ago. According to the city, the property now needs
to be connected before occupancy. The city main connections were
stubbed off the street at the right of way and are ready to go.
A charge of $8,000 has been assessed (payable over 15 years plus
8% interest with taxes), in addition to the cost of installing
and plumbing the lines to the home. A second SAC/WAC (connection)
fee is payable immediately upon hookup (currently about $2,700).
I have learned that these lines can be very affordably bored
in underground (beneath the existing tree roots) so as not to
destroy the huge trees on the lot. Total hookup cost is estimated
at about $14,700 ($2,700 city + $12,000 plumbing)
Lakefront information:
The property is rocky and wooded along the shore. The in-water
frontage is somewhat rocky and sandy but not ideal beach. A very
useful small landing was long ago cut into the bank below the
home but certainly needs improvement. A concrete switchback stairway
was also placed along the bank to reach the landing. The owners
formerly winched a roll-in dock up the side of the hill for winter
storage, but presently, there is no dock.
Driveway: A narrow
concrete u-drive circles up the hill to the walkout patio and
then back down.
Utilities: The home is currently served by overhead
electric lines (Ottertail) with an east side pole also serving
neighbors. Phone, cable and fast internet are all available.
Natural gas has been run into the home for heating. An older
lawn irrigation system (hand movable sprinklers) uses water provided
by a lakeside pump.
Real estate taxes: Currently are $2,220.00
(NON-HOMESTEAD) for 2010 payable. Homesteading the property by
living there would reduce the taxes.
Home:
Sits directly on the crown of the hill about 100 back
from the shore, with about 50' of lawn between the home and the
steepest bank of the hill. The 1421 home was built in 1948 with
poured concrete foundation ( a walkout to the south). The structure
was carefully placed on the site to preserve the huge trees.
The main/upper level is at ground height on the lakeside.
The
following is pertinent home information:
- The home was occupied
until late 2005.
- It's dimensions are 32' 3 toward the lake
by 28'6 deep (approximately 947 sq. ft. on both levels).
- It has traditional wood frame construction that appears
solid considering it's age. White color steel siding is on
the exterior main level.
- The home has several observable
defects including a leak from the living room picture window
causing wall damage, some uneven flooring, old fuel oil tank
(replaced by natural gas) that should be removed. Insulation
capabilities are questionable.
- The upper/main level has living
room and kitchen toward the lake, three smaller bedrooms and
bath toward the street side. The lower level with reduced height
has a utility room, family TV room and storage area.
- The
1421 home has a more recent higher efficiency forced air natural
gas furnace and central air.
Broker's Comments:
- The home was placed close (est. 22') to the east property
line allowing a substantial addition to the west.
- Zoning personnel say the home can be expanded "up to 30'
back from the steepest bank". That would also allow about a
20' addition (screen porch?) toward the lake.
- The house requires almost complete renovation to bring it
up to today's home standards. Don't be misled by our photos,
a coat of paint or wall covering won't do it.
- The 1421 property is offered "as is". A buyer without construction
experience or knowledge should obtain expert advice.
Detached garage:
Located adjacent to South Lake Irving Drive at the bottom of
hill. Approximate dimensions are 20' X 32', with automatic
opener. The garage extends slightly into the street ROW according
to the new survey, so that issue must be addressed with the
city prior to a sale.
Price:
Asking $162,500 and open to reasonable offer. A Contract for
Deed with adequate down payment is also possible since there
is no debt on the property. Because the home is not occupied,
closing and possession can be arranged quickly if necessary.
Summary:
The primary value here is in the premium, IN TOWN, +/- 150' frontage
lakeshore lot. The smaller house contributes useful added value
for expansion or substantial renovation. As a comparison so
you see the real value here, a 100' undeveloped lot across
the lake just sold for $150,000.
The promontory view is exceptional and you will enjoy the old
fashioned neighborhood. As an investment, we believe every property
directly on the Lake Irving/Bemidji reservoir will only continue
to increase in value. This may be your opportunity to turn this
old home into a showplace with a view!
NOT AVAILABLE THROUGH THE MLS
Best of the North Real Estate Company, agent for
seller
Shown by appointment ONLY
For additional information contact:
Mike Ettesvold
(218)
444-4100
www.bestofthenorth.com
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