HomeMy WebLinkAboutSupplemental info Toandos ForestJefferson County Conservation Futures Proposal 2025
Upper Yarr Creek Acquisition Project
SUPPLEMENTAL MATERIALS
Proof of willing seller: See narrative, project sponsor proposing to sell deed restriction to
property already owned by NWI.
Estimate of value: No appraisal required. Requesting $20,000 or less.
Site location map: See separate PDF, maps and photos
Critical areas map: See separate PDF, maps and photos
Project boundary map: See separate PDF, maps and photos
Color images: See separate PDF, maps and photos
Development plan or Narrative: NA
Proof of 501c3 status
Current budget: 2024-2025
Board roster: 2024-2025
Staff roster: 2025
Financial statements: last fiscal year July 2023-June 2024
Resolution to submit proposal: NWI executive committee resolution
Cultural Resources letter from Port Gamble S’Klallam Tribe, Feb 27, 2025
RESTRICTED APPRAISAL REPORT
HOUGH PROPERTY
1125 TOANDOS ROADQUILCENE, WASHINGTON 98376
SH&H FILE 16344-25
February 26, 2025
Peter Bahls
Executive Director
Northwest Watershed Institute
3407 Eddy Street
Port Townsend, Washington 98368
Re: Restricted Appraisal Report
Hough Property
1125 Toandos Road
Quilcene, WA 98376
SH&H File 16344-25
Dear Mr. Bahls:
At your request, I am providing you with an appraisal of the above referenced property.
Per our agreement, this report is provided in a Restricted Appraisal Report format. This
appraisal report has been prepared with the intent to conform with the requirements of the
Code of Professional Ethics and Standards of Professional Appraisal Practice of the
Appraisal Institute, which includes the Uniform Standards of Professional Appraisal
Practice (USPAP) as promulgated by The Appraisal Foundation.
In addition, this report is intended to comply with the reporting requirements set forth under
Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice for a
Restricted Appraisal Report. As such, it presents limited discussions of the data, reasoning,
and analyses that were used in the appraisal process to develop the appraiser’s opinion of
value. Supporting documentation concerning the data, reasoning, and analyses is retained
in the appraiser’s file. The depth of discussion contained in this report is specific to the
needs of the client stated within this report.
In completing this assignment, sufficient background information and supporting facts
have been analyzed to arrive at a value conclusion, with some of this information being
retained in a file memorandum by the appraiser. It is my understanding that this report will
be utilized to assist you in establishing the value attributed to the subject's real property as
of the effective date of value. The property is currently subject to a Purchase and Sale
Agreement with the Northwest Watershed Institute, dated November 2024. The contract
price is identified as the greater of $120,000 or the “Fair Market Value” of the property as
determined by an appraisal.
According to the prospective buyer’s representative, the $120,000 threshold was generally
based on the assessed value of the property. Thus, this appraisal report will be utilized to
determine a final contract price for the property.
The subject of this appraisal is comprised of one Jefferson County Assessor’s parcel with
a total area of 6.38 acres, according to Jefferson County GIS information and a Purchase
and Sale Agreement document provided. The subject site is located along the easterly side
of Toandos Road, westerly of Coyle Road, in the Quilcene - Dabob area of unincorporated
Jefferson County (Quilcene address), Washington. The site is forested and gently sloped
upward in an easterly direction. The site is improved with a cabin/carport structure
containing 168 square feet of enclosed area. Electrical and telephone service are available
to the site; however, the site does not have public water access nor is a well or approved
septic system installed. The site is, however, currently served by an unapproved septic
system, although the legal ability to continue to use this infrastructure is speculative to
assume.
The purpose of this appraisal is to provide an estimate of the market value of the fee simple
interest in the property, as of the date of inspection. The market value of the subject
property, as of the date of inspection, February 20, 2025, is estimated at:
ONE HUNDRED FORTY-FIVE THOUSAND DOLLARS
$145,000
The market value conclusion herein is based on an estimated marketing time of twelve
months or less, based on sales of similar properties in the greater market. This estimate of
marketing time assumes that the property is competently marketed and priced
commensurate with current market parameters.
The appraisal report that follows summarizes the assignment, describes the area and the
subject property, and explains the valuation techniques and reasoning leading to the final
opinion of market value. As in the case of any appraisal, the reader’s attention is directed
to the underlying Assumptions and Limiting Conditions that are included in the
accompanying report.
Respectfully submitted,
______________________________
Chad C. Johnson, MAI
State of Washington Certification 1101662
TABLE OF CONTENTS
Title Page ........................................................................................................................... i
Letter of Transmittal ......................................................................................................... ii
Table of Contents ............................................................................................................. iv
Subject Photographs.......................................................................................................... v
Factual Description
Property Identification ...................................................................................................... 1
Intended Use and User of the Appraisal ........................................................................... 1
Property Rights Appraised ................................................................................................ 2
Legal Description .............................................................................................................. 2
Sales History ..................................................................................................................... 2
Purpose of the Appraisal ................................................................................................... 3
Scope of the Appraisal ...................................................................................................... 4
Location Data .................................................................................................................... 4
Property Description ......................................................................................................... 7
Zoning ............................................................................................................................. 11
Taxes and Assessments ................................................................................................... 12
Improvements Description .............................................................................................. 12
Analysis of Data and Opinions of Appraiser
Highest and Best Use ...................................................................................................... 13
Property Valuation .......................................................................................................... 13
Sales Comparison Approach ........................................................................................... 13
Reconciliation ................................................................................................................. 31
Certification .................................................................................................................... 32
Qualifications .................................................................................................................. 34
Assumptions and Limiting Conditions ........................................................................... 37
Extraordinary Assumptions and/or Hypothetical Conditions ......................................... 42
SUBJECT PHOTOGRAPHS
SOUTHERLY VIEW OF TOANDOS ROAD
DRIVEWAY TO THE SUBJECT PROPERTY
VIEW OF THE SUBJECT PROPERTY SITE
ADDITIONAL VIEW OF THE SUBJECT PROPERTY SITE
VIEW OF CABIN/CARPORT STRUCTURE
INTERIOR OF CABIN
INTERIOR OF SUBJECT SITE
SHED
RESTRICTED APPRAISAL REPORT
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SH&H File 16344-25 Chad C. Johnson, MAI
This Appraisal Report is prepared with the intent to comply with the reporting
requirements set forth under the Uniform Standards of Professional Appraisal Practice
for a Restricted Appraisal Report. The depth of discussion contained in this report is
specific to the needs of the client stated within this report.
Diligent effort has been made to fully comply with USPAP. If authorized users of this
limited scope appraisal find the information provided is in any way inadequate or
insufficient, rather than be misled or confused by this report, they must seek clarification
or additional information from the appraiser.
APPRAISER Chad C. Johnson, MAI
SH&H Valuation and Consulting
3609 Market Place West, Suite 201
University Place, WA 98466
CLIENT Peter Bahls
Executive Director
Northwest Watershed Institute
3407 Eddy Street
Port Townsend, Washington 98368
PROPERTY IDENTIFICATION
Hough Property
1125 Toandos Road
Quilcene, Washington 98376
INTENDED USE AND USER OF THE APPRAISAL
This appraisal is presented in a Restricted Appraisal Report format and is intended to be
used only by the client and intended user, Northwest Watershed Institute. The intended
use of the report is to establish the market value of the property to determine an appropriate
sale price relevant to a pending transaction. Use of this report by others is not intended by
the appraisers or the client.
A Client is defined as: “The party or parties (i.e., individual, group, or entity) who engage
an appraiser by employment or contract in a specific assignment, whether directly or
through an agent.”1
1 Uniform Standards of Professional Appraisal Practice, 2024 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C.,, p. 4.
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PROPERTY RIGHTS APPRAISED
The subject property is appraised as to the fee simple interest.
Fee simple interest is defined as follows: “absolute ownership unencumbered by any
other interest or estate, subject only to the limitations imposed by the governmental powers
of taxation, eminent domain, police power, and escheat.”2
LEGAL DESCRIPTION
A title report, dated September 16, 2024, completed by First American Title Insurance
Company, was provided and contains a full legal description of the subject property. A
copy of this document, inclusive of the legal description, is included in the addenda section
of this report.
SALES HISTORY
According to the title report provided, ownership of the subject property is vested with
Thomas J. Hough, a single man. Mr. Hough purchased the property on July 10, 1991. The
seller was Discovery Investments and the sale was recorded via Statutory Warranty Deed
under Jefferson County Auditor’s file number 341821. I am not aware of any arm’s length
or market-based transfers of ownership during the previous ten years.
The property is currently subject to a Purchase and Sale Agreement between the seller (Mr.
Hough) and the Northwest Watershed Institute (NWI). The contract price is identified as
“the greater sum of ONE HUNDRED AND TWENTY THOUSAND U.S. Dollars
($120,000) or the Fair Market Value of the Property as determined by a qualified appraiser
in an appraisal commissioned and paid for by the buyer.” The Purchase and Sale
Agreement goes on to state that “if the Fair Market Value exceeds $120,000, the Parties
agree to amend this Agreement to make such amount the Purchase Price.” A copy of the
Purchas and Sale Agreement is included in the Addenda of this report.
Thus, it is my understanding that the intended use of this Restricted Appraisal report is to
help establish a final purchase price relevant to the pending transaction.
2 The Dictionary of Real Estate Appraisal, 7th Edition, Appraisal Institute, Chicago, 2022, p. 73
RESTRICTED APPRAISAL REPORT
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EFFECTIVE VALUATION DATES
Date of Report: February 26, 2025
Date of Inspection/Effective Date of Value: February 20, 2025
MARKETING/EXPOSURE PERIOD
The indicated exposure time (i.e., the length of time the subject property would have been
exposed for sale in the market had it sold at the market value concluded in this analysis as
of the date of this valuation) would have been twelve months or less. The estimated
marketing time (i.e., the amount of time it would probably take to sell the subject property
if exposed in the market beginning on the date of this valuation) is estimated to be twelve
months or less. These conclusions are based on sales of similar type properties in the
market.
PROBABLE BUYER
The most probable buyer of the subject property would likely be an owner user.
PURPOSE OF THE APPRAISAL
The purpose of the appraisal is to estimate the “as is” market value of the property as of
the date of inspection.
DEFINITION OF MARKET VALUE
Market Value is defined as “the most probable price, as of a specified date, in cash, or in
terms equivalent to cash, or in other precisely revealed terms, for which the specified
property rights should sell after reasonable exposure in a competitive market under all
conditions requisite to a fair sale, with the buyer and seller each acting prudently,
knowledgeably, and for self-interest, and assuming that neither is under undue duress.”3
DEFINITION OF “AS IS” MARKET VALUE
“The estimate of the market value of real property in its current physical condition, use,
and zoning as of the appraisal date.”4
3 The Appraisal of Real Estate, 15th Edition, Appraisal Institute, Chicago, 2020, p. 48.
4 The Dictionary of Real Estate Appraisal, 7th Edition, Appraisal Institute, Chicago, 2022, p. 10.
RESTRICTED APPRAISAL REPORT
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SCOPE OF THE APPRAISAL
The scope of this appraisal encompasses the necessary research and analysis to prepare a
report in accordance with the Code of Professional Ethics and Standards of Professional
Appraisal Practice of the Appraisal Institute and the Uniform Standards of Professional
Appraisal Practice (USPAP) as promulgated by The Appraisal Foundation.
The scope of this restricted assignment relates to the field work, inspection, research, and
analysis conducted for preparation and valuation of the subject property's estimated value
subject to the limitations detailed in this report. This limited scope appraisal assignment
involved an inspection of the subject property on February 20, 2025. Statistical,
descriptive, and demographic data was gathered using various informational systems such
as the Northwest Multiple Listing Service and Jefferson County public records.
In the case of the subject property, given that the property is mostly undeveloped with the
exception of a cabin and some site infrastructure, the most (and only) applicable and
relevant approach to value is the Sales Comparison Approach. In arriving at the value of
the subject property by this approach, sales of similar properties were considered. The
other typical approaches (Income Approach and Cost Approach) are not typically relied
upon in the subject market for these types of properties and are thus not relevant. The
exclusion of the other approaches does not detract from the overall reliability of the value
conclusion reported herein.
UNAVAILABILITY OF INFORMATION
A wetland delineation report, site specific soils study, and environmental report were not
provided during the timeframe of this assignment. Therefore, any information that would
have been provided by these documents is not known or considered.
LOCATION DATA
A map showing the subject property’s location within the Puget Sound metropolitan area
is presented on the following page. A second map showing the subject property’s location
within the immediate neighborhood is presented following the area map. In general, the
subject is located in the Quilcene area of easterly Jefferson County. This area is comprised
of a mixture of forestry/resource properties as well as single family development, primarily
on larger/low-density parcels. Many homesites in the area benefit from marine views of
Hood Canal/associated water bodies and/or the Olympic Mountain Range.
RESTRICTED APPRAISAL REPORT
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AREA MAP
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RESTRICTED APPRAISAL REPORT
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SH&H File 16344-25 Chad C. Johnson, MAI
LOCATION MAP
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RESTRICTED APPRAISAL REPORT
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SH&H File 16344-25 Chad C. Johnson, MAI
PROPERTY DESCRIPTION
The site description provided below is derived from observations made during the site
inspection as well as information provided by the client and public records.
Site Description
The subject property consists of one Jefferson County assessor’s parcel (APN 701153003)
containing 6.38 acres, according to Jefferson County GIS information and the Purchase
and Sale Agreement. It is located along the easterly side of Toandos Road, westerly of
Coyle Road, in the Quilcene - Dabob area of unincorporated Jefferson County (Quilcene
address), Washington. The site is forested and gently sloped upward in an easterly
direction. The site is improved with a cabin/carport structure containing 168 square feet
of enclosed area. Electrical and telephone service are available to the site; however, the
site does not have public water access nor is a well or approved septic system installed.
The site is, however, currently served by an unapproved septic system, although the legal
ability to continue to use this utility is speculative to assume. The owner currently utilizes
a rain catchment system for ancillary water purposes and also uses water from an adjacent
property owner (by a hose) under an informal agreement for potable purposes. The
property does not have a permanent/conventional water system.
An aerial view of the subject, with the approximate boundaries of the subject site outlined
in red, is provided on the following page. Further details of the subject site are as follows:
Location: The subject site is located along the easterly side of Toandos
Road, westerly of Coyle Road, in the Quilcene - Dabob area
of unincorporated Jefferson County, Washington.
Municipal Jurisdiction: Jefferson County.
Address: 1125 Toandos Road
Quilcene, Washington 98376
Access: The subject site is accessed by way of a driveway extending
off of Toandos Road, a private, gated road extending
southwesterly off of Coyle Road. The gate is operated by a
keypad system. The road is gravel-surfaced but in good
condition and appears to be adequately maintained.
Site Area: The subject site is comprised of one assessor’s parcel (APN
701153003). According to Jefferson County Assessor’s
records, the site contains an area of 6.38 acres.
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AERIAL VIEW OF SUBJECT SITE
SUBJECT PROPERTY OUTLINED IN RED
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SH&H File 16344-25 Chad C. Johnson, MAI
Shape: Generally rectangular/slightly irregular
Utilities: Electrical and telephone service are available to the site.
Well and septic systems would be necessary for
conventional homesite development. While the property has
a septic system adjacent to the cabin, no permits were
obtained when it was installed and the legal ability to
continue to utilize this system is unknown and speculative to
assume.
Topography and
Coverage: The site contains a combination of sloped and level
topography. A topographic map obtained from the Jefferson
County GIS mapping system is presented on the following
page. Coverage consist primarily mixed conifer species,
along with other areas of brush and grasses.
Wetlands: I was not provided with any reports or studies relative to
wetlands delineation for the subject property. Based on the
National Wetlands Inventory map provided by the U.S. Fish
and Wildlife Service and the Jefferson County GIS mapping
system, there do not appear to be any wetlands on the subject
site.
Flood Plain: According to Flood Insurance Rate Map Number
53031C0910C, dated June 7, 2019, the subject property is
located outside of any flood zones.
Soils: Soils reports/studies for the subject site were not available.
Instead, data from the United States Department of
Agriculture (USDA) Natural Resources Conservation
Service mapping system is utilized. The subject property is
primarily composed of Sinclair gravelly sandy loam, 0 to 15
percent slopes (SnC). The Sinclair series consists of
moderately well drained soils that formed in glacial till on
glacial terraces. Vegetation is mainly Douglas fir, western
redcedar, red alder, willow, rhododendron, and salal. Most
of the acreage of this soil is used for the production of trees,
small ranches, and rural homesites.
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TOPOGRAPHY MAP
SUBJECT PROPERTY OUTLINED IN RED
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Environmental Issues: An environmental report was not provided. It is noted that
there are some areas of debris on the subject property,
including an old trailer, vehicle and general debris. I am not
aware of any adverse environmental issues that would
impact the highest and best use of the subject property.
Easements/
Encroachments: A title report relevant to the subject property was provided.
There do not appear to be any easements encumbering the
subject property that would adversely impact the highest and
best use of the site.
Surrounding Uses: Surrounding uses in the vicinity of the subject property
includes residential uses on larger acreage properties and
sites that are managed for the commercial harvest of timber.
Views: The site has territorial views.
ZONING
The subject property consists of one Jefferson County assessor’s parcel (701153003). The
zoning for the subject property is Rural Residential 5 (RR-5), per the Jefferson County
Code. The purpose of this district is to
“Allow for continued residential development in areas of Jefferson County
consisting of relatively high-density pre-existing patterns of development, along
the county’s coastal areas, and within areas within or adjacent to rural centers
and rural crossroads. In addition, this district seeks to support and foster
Jefferson County’s existing rural residential landscape and character by
restricting new land divisions to a base density of one unit per five acres.”
This zoning designation allows for a base density of one dwelling unit per five acres.
Outright permitted uses include, but are not limited to, single-family residences, duplexes,
home businesses, bed and breakfast residences, mineral extraction activities, parks and
playfields, recreational facilities, and aquaculture activities and uses. The subject property
contains a reported area of 6.38 acres. The subject is improved with a small cabin and
carport. While this is a legal use of the subject site, more permanent/conventional
residential development would likely require a well be installed and that the existing septic
either be approved by Jefferson County (the outcome of which would be speculative to
assume) or a new system installed.
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TAXES AND ASSESSMENTS
The subject property is carried on the Jefferson County Tax and Assessment roll under one
assessor’s parcel number. Tax and assessment information for the subject property is
summarized in the chart below.
The 2025 taxes are based on the 2024 assessed values and result in an amount of $1,016.62
as shown in the above chart. Experience has shown that the assessed value of a property
is often an unreliable indicator of market value, despite the assessor’s mandate to assess all
properties at 100% of market value. This appears to be the case with the subject as the
assessed value is lower than the appraised value herein. According to Jefferson County
Assessor records, the taxes for the subject are paid current.
IMPROVEMENTS DESCRIPTION
The subject is improved with a cabin and carport structure. The structure is of wood frame
construction and was built in 1999. The enclosed cabin contains one room and has a total
area of 168 square feet, according to measurements taken during the physical observation.
The interior is sparsely finished and has electrical service; however, the site does not
contain a well nor access to public water, nor is there an approved septic system. The
carport is adjacent to the cabin and contains an area of 126 square feet. The site is further
improved with a rainwater catchment system, as well as a storage shed containing 120
square feet.
The structures are overall in average condition.
Land Improve.Total 2025
Parcel Number Value Value Value Taxes
701153003 $105,644 $18,613 $124,257 $1,016.62
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HIGHEST AND BEST USE
“As Though Vacant”
Considering the limited allowed legal uses according to zoning, as well as the physical
characteristics of the site, the highest and best use of the property “as though vacant” is for
development of the site with one single-family residence.
“As Improved”
The subject is improved with a small cabin and carport structure; however, there is no well
or approved septic system in place. The structure has utilitarian value to the site for
recreational use. Therefore, the highest and best use as improved is for continued use of
the existing recreational improvement in the interim, with the potential for single-family
residential development in the future, as dictated by demand.
PROPERTY VALUATION
The subject site is a rural residential site and is improved with a cabin/carport structure.
Although all three approaches to value were considered, based on the characteristics of the
subject property, the only applicable and relevant approach to value is the Sales
Comparison Approach. The Sales Comparison Approach is considered to provide
sufficient data to arrive at a reasonable and supportable value conclusion for the subject
property.
SALES COMPARISON APPROACH
The Sales Comparison Approach involves the process of comparing improved properties
which have recently sold, with the subject property, noting and adjusting for similarities
and dissimilarities between the property being appraised and the sale comparables. This
approach to value considers a physical unit of comparison, the price per site in this case.
Within this approach, I will evaluate comparable sales data to formulate a value estimate
for the subject property.
The research for comparable sales focused on rural residential properties with similar use
potential as the subject. The search first focused on the sale of rural properties that
contained outbuildings and/or small residential/cabin structures. Two sales were identified
(L-2 and L-4). The search was then expanded to include unimproved properties with
similar development potential as the subject. To that end, two additional closed sales were
identified (L-3 and L-5), as well as one current listing (L-1).
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All of the comparables are located within the subject’s general neighborhood of Quilcene,
and all of the closed sales have occurred within the past six months.
A total of four closed comparable sales and one current listing were selected for the analysis
of the subject property. The exhibit below summarizes the comparables utilized, with a
location map shown on the page after the chart. Following the map, more detailed
information for the comparables is presented, together with a parcel map. In this instance,
the most appropriate unit of comparison is the price per site.
Size
Sale Location Sale Date (Acres)Sales Price
L-1 11573 Coyle Road Listing 4.67 $89,000
Quilcene
L-2 82 Camelot Road Jul-24 7.10 $120,000
Quilcene
L-3 24XX Munn Road Oct-24 5.51 $135,000
Quilcene
L-4 771 Lakenes Road Nov-24 5.05 $150,000
Quilcene
L-5 4 Mt. Walker View Drive Jan-25 4.97 $150,000
Quilcene
SALE COMPARABLES
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COMPARABLE LAND SALES MAP
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Land Listing No. 1
Property Identification
Record ID 15925
Property Type Residential
Address 11573 Coyle Road, Quilcene, Jefferson County, Washington
98376
Location Toandos Peninsula
Assessor’s Parcel Number 601222007
Instrument Statutory Warranty Deed
Sale Data
Grantor Brian L. Spain
Survey Date February 24, 2025
Property Rights Fee Simple
Verification Tim Horvath, listing agent (360) 531-0980
Listing Price $89,000
Land Data
Zoning RR5, Jefferson County
Topography Sloped & forested
Utilities Electric in street; approved septic design
Shape Rectangular
Land Size Information
Gross Land Size 4.670 Acres or 203,425 SF
Indicators
List Price/Site $89,000
Remarks
This is the listing of a rural residential site located along Coyle Road, in the Toandos Peninsula
area outside of Quilcene, in unincorporated Jefferson County. The site contains 4.67 acres, is
sloped and heavily forested and is rectangular in shape. There is electrical service available in the
street. There is an approved 5-bedroom septic permit; however, installation of the septic system,
along with a well, are required for development. A GeoTech study has been completed for the
property and has identified adequate buildable space for a single-family residential development.
The property has been listed for sale multiple times over the past few years. According to the
listing agent, the buildable area of the site is greatly diminished due to significant sloping; however,
a small portion is buildable.
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TOANDOS PENINSULA
11573 COYLE ROAD
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Land Sale No. 2
Property Identification
Record ID 15926
Property Type Residential
Address 82 Camelot Road, Quilcene, Jefferson County, Washington
98376
Location Easterly of SR 101
Assessor’s Parcel Number 702131023
Instrument Statutory Warranty Deed
Sale Data
Grantor Steven & Bernita Moul
Grantee David Metoyer & Anthony Metoyer
Sale Date July 24, 2024
Auditor’s File Number 667019
Property Rights Fee Simple
Financing Cash
Sale History Sold 11/2020 for $75,000
Verification Kalan Hatton, selling agent; 360-531-4419
Sale Price $120,000
Land Data
Zoning RR5, Jefferson County
Topography Sloped & heavily forested
Utilities See remarks
Shape Triangular
Land Size Information
Gross Land Size 7.100 Acres or 309,276 SF
Front Footage 980 ft Center Road
Indicators
Sale Price/Site $120,000
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Land Sale No. 2 (Cont.)
Remarks
This is the July 2024 sale of a rural residential site located in the Quilcene area of unincorporated
Jefferson County. There is access to the site by way of Camelot Road, a gravel access easement
extending northerly off of Center Road, as well as a gated driveway extending off of Center Road.
The triangular site has approximately 980 feet of frontage along Center Road. The site contains
7.1 acres and is sloped and heavily forested. Electrical service is available in Center Road. There
is a low producing well at the top end of the allowable chloride level. Septic is needed for
development.
The site is improved with an enclosed metal shed/garage containing 300 square feet with a gravel
floor and a seven-foot high garage door. There is also an open walled carport. According to the
selling broker, both outbuildings are in average condition.
The site was listed for sale for $135,000 and was on the market for 257 days before selling for
$120,000, or 89% of its list price.
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EASTERLY OF SR 101
82 CAMELOT ROAD
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SH&H File 16344-25 Chad C. Johnson, MAI
Land Sale No. 3
Property Identification
Record ID 15927
Property Type Residential
Address 24XX Munn Road, Quilcene, Jefferson County, Washington
98376
Location Lake Leland area
Assessor’s Parcel Number 802261019
Instrument Statutory Warranty Deed
Sale Data
Grantor Sara Brown
Grantee Virginia Navrides
Sale Date October 22, 2024
Auditor’s File Number 668485
Property Rights Fee Simple
Financing Seller financed at typical terms
Verification Sher Kirkpatrick, selling agent; 360-909-8636
Sale Price $135,000
Land Data
Zoning RR 20, Jefferson County
Topography Portions steeply sloped & forested
Utilities Electric in the street
Shape Rectangular
Land Size Information
Gross Land Size 5.510 Acres or 240,016 SF
Indicators
Sale Price/Site $135,000
Remarks
This is the October 2024 sale of a rural residential site located near Lake Leland, in the Quilcene
area of unincorporated Jefferson County. The site contains 5.51 acres. The topography is a
combination of steeply sloped and level site area. It is heavily forested; however, there is reportedly
no merchantable timber. Electrical service is available at the property line and well and septic are
needed for development. There is a clear-cut dirt road extending from Munn Road to a buildable
area.
The property was listed for $135,000 and was on the market for 85 days before selling it for its full
list price. According to the selling agent, there was nothing atypical about the property or
transaction, which was seller financed, which is common in the area.
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LAKE LELAND AREA
24XX MUNN ROAD
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SH&H File 16344-25 Chad C. Johnson, MAI
Land Sale No. 4
Property Identification
Record ID 15928
Property Type Residential
Address 771 Lakenes Road, Quilcene, Jefferson County, Washington
98376
Location Lords Lake area
Assessor’s Parcel Number 702121003
Instrument Statutory Warranty Deed
Sale Data
Grantor Peter L. Tennigkeit
Grantee Andrew & Kimberly Luly
Sale Date November 06, 2024
Auditor’s File Number 668694
Property Rights Fee Simple
Verification Jenn Forest, selling agent; 360-316-1147
Sale Price $150,000
Land Data
Zoning RR5, Jefferson County
Topography Sloped upward SW to NE, forested
Utilities See remarks
Shape Rectangular
Land Size Information
Gross Land Size 5.050 Acres or 219,978 SF
Indicators
Sale Price/Site $150,000
Remarks
This is the November 2024 sale of a rural residential site located in the Lords Lake area, off of
Lakenes Road, in the Quilcene area of unincorporated Jefferson County. The site contains 5.05
acres and has a view of the Olympic Mountains. The topography is sloped upward in a
southwesterly to a northeasterly direction, with adequate level site area for development. It is
forested. Electrical service is available a few parcels down Lakenes Road. Septic and well are
needed for development.
The site is improved with an unpermitted tiny home in average/good, newer condition. The tiny
home contains a kitchenette and loft sleeping area. There is a solar power system, a composting
toilet and a rainwater catchment system in place. The site is improved with multiple smaller
outbuildings used for storage and small animal husbandry.
The property was listed for $185,000 and sold for $150,000 after being on the market for 67 days.
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LORDS LAKE AREA
771 LAKENES ROAD
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SH&H File 16344-25 Chad C. Johnson, MAI
Land Sale No. 5
Property Identification
Record ID 15931
Property Type Residential
Address Mt Walker View Drive, Quilcene, Jefferson County,
Washington 98376
Location Toandos Peninsula
Assessor’s Parcel Number 601225012
Instrument Statutory Warranty Deed
Sale Data
Grantor Jason & Cheryl Wright
Grantee Keith Mast, Jacob & Emily Moushey
Sale Date January 25, 2025
Auditor’s File Number 669834
Property Rights Fee Simple
Financing Typical
Verification Tim Horvath, listing agent (360) 531-0980
Sale Price $150,000
Land Data
Zoning RR5, Jefferson County
Topography Gently sloped & forested
Utilities Electric in street; well & septic needed
Shape Rectangular
Land Size Information
Gross Land Size 4.970 Acres or 216,493 SF
Indicators
Sale Price/Site $150,000
Remarks
This is the January 2025 sale of a rural residential site located in the Mt Walker View subdivision.
The property is located at the end of Mt. Walker View Drive (Starry Night Place), which is
identified on a plat map as a small, cul-de-sac subdivision. The site is located on the Toandos
Peninsula, outside of the Quilcene area, in unincorporated Jefferson County. The site contains 4.97
acres and is gently sloped and forested. There is a view of Mt. Walker. Electrical service is
available in the street, and septic and well are needed for development.
The property was listed for $159,950 and sold for $150,000 after being on the market for 170 days.
The site has an approved Site Development Review in place.
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TOANDOS PENINSULA
MT WALKER VIEW DRIVE
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SH&H File 16344-25 Chad C. Johnson, MAI
Analysis of Land Sales
A basic principle in the valuation of real estate is that no two properties are identical, which
means that adjustments are necessary to reflect the various differences of the properties
being considered. An adjustment process is applied to the comparables, with an adjustment
chart presented following the discussion of the comparables. The adjustment process
allows the appraiser to consider the thought process often followed by buyers and sellers
in comparing different properties. Within the discussion of each sale detailed herein, the
sales’ characteristics are noted and compared to the subject, resulting in conclusions
requiring adjustments to the indicated unit prices of the comparables. Qualitative
adjustments are applied, either positive or negative, to account for physical differences
between the comparables and the subject property. In this instance, the price per site has
been utilized for analysis purposes.
Quantitative Adjustments
The property rights conveyed, financing, conditions of sale, and buyer expenditures/other
do not require any quantitative adjustments for the comparables.
Market Conditions
In analyzing the influence of the market conditions at the time of sale of the comparables
in relation to the market conditions as of the date of appraisal, the key factor is the passage
of time. More specifically, the question to be answered in its simplest form is whether
there is any trend in general prices through time. The date of sale for the comparables
ranges from July 2024 to January 2025, as well as a current listing. All of the closed sales
have occurred within the last six months, with one of the sales occurring a few weeks before
the date of inspection for the subject. The rural residential market in Jefferson County has
historically exhibited gradual signs of growth. Therefore, due to the relatively recent dates
of sale, no market conditions adjustments are applied to the comparables.
After quantitative adjustments, the comparables indicate a range on a price per site basis
from $89,000 to $150,000 per site. The next step is to consider the appropriate qualitative
adjustments to apply to the comparables for the analysis of the subject.
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Qualitative Adjustments
The individual comparable sales are now compared to the subject as it relates to qualitative
adjustments, including Location, Site Size (Acres), Site Utility, Utilities in Place, and
Improvements.
An adjustment grid has been prepared, as shown on the following page, simulating the
thought process a prudent and knowledgeable purchaser might use if involved in
comparing the comparables to the subject property. This chart is presented as an aid in
depicting the positive and negative influences that impact the market value of properties in
this market segment.
Location
The subject is located on the Toandos Peninsula, off of Toandos Road, which is a private,
gated road finished with gravel and dirt. L-1 and L-5 are also located on the Toandos
Peninsula, but are accessed off of Coyle Road, which is a finished and county-maintained
arterial. Additionally, L-5 is located in a subdivision plat. These comparables are therefore
adjusted downward for location. L-2 contains a considerable amount of frontage along a
higher trafficked arterial (Center Road), which is a less desirable attribute for a rural
residential property. Thus, this comparable is adjusted upward for location. The remaining
sales are similar enough when compared to the subject in location that no adjustment is
needed for this factor.
Site Size
The subject contains 6.38 acres. All of the comparables are similar enough in size to forgo
an adjustment.
Site Utility
The subject property has a combination of sloped and level topography. L-1 and L-2 have
more sloped topography and are adjusted upward, with L-1 reported to have a very
confined potential homesite due to topography. Thus, upward adjustments are appropriate
for this factor, with a stronger adjustment applied to L-1. L-5 has less areas of sloping than
the subject and is adjusted downward. The remaining comparables are generally similar
to the subject in site utility and no adjustments are applied.
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SH&H File 16344-25 Chad C. Johnson, MAI
Utilities in Place
The subject has electrical service, but a well and septic system are needed for conventional
residential development. Although the subject currently has a septic system in place, it
was not approved at the time of installation and the ability to legally utilize this
infrastructure is speculative. Therefore, the property is essentially viewed as not having a
septic system for analysis purposes. The historical functionality of the existing system,
however, suggests that the site’s soils are capable of supporting such a system. L-1 also
has electrical service and there is an approved septic design in place. This comparable is
adjusted downward for utilities. L-2 has electrical service as well as a drilled well and is
also adjusted downward for this factor. L-4 does not have electrical service and is adjusted
upward. L-3 and L-5 are similar to the subject in this regard and no adjustments are needed.
Comparable Number L-1 L-2 L-3 L-4 L-5
Sale Price n/a $89,000 $120,000 $135,000 $150,000 $150,000
Property Rights Conveyed Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
Adjustment $0 $0 $0 $0 $0
Adjusted Price $89,000 $120,000 $135,000 $150,000 $150,000
Financing Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller
Adjustment $0 $0 $0 $0 $0
Adjusted Price $89,000 $120,000 $135,000 $150,000 $150,000
Conditions of Sale Arms Length Arms Length Arms Length Arms Length Arms Length Arms Length
Adjustment $0 $0 $0 $0 $0
Adjusted Price $89,000 $120,000 $135,000 $150,000 $150,000
Buyer Expenditures/Other None None None None None
Adjustment $0 $0 $0 $0 $0
Adjusted Price $89,000 $120,000 $135,000 $150,000 $150,000
Date of Sale Feb-25 Listing Jul-24 Oct-24 Nov-24 Jan-25
Months Since Sale 0 6 3 3 0
Adjustment 0.00%0.00%0.00%0.00%0.00%
Adjusted Price $89,000 $120,000 $135,000 $150,000 $150,000
Adjusted Price/Site $89,000 $120,000 $135,000 $150,000 $150,000
Qualitative Adjustments
Location Superior Inferior Similar Similar Superior
Adjustment - + -
Size (Acres)6.38 4.67 7.10 5.51 5.05 4.97
Adjustment
Site Utility Inferior Inferior Similar Similar Superior
Adjustment + + + -
Utilities in Place Superior Superior Similar Inferior Similar
Adjustment - - +
Improvements Inferior Similar Inferior Superior Inferior
Adjustment + + - - +
Total Adjustment Upward Upward Upward Downward Downward
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Improvements
The subject is improved with a small cabin/carport structure, as well as a storage shed. L-
4 has a newer tiny home in average/good condition; thus, a strong downward adjustment
is applied to this comparable. L-2 is improved with some outbuildings; thus, no adjustment
is applied to this comparable. L-1, L-3 and L-5 do not contain improvements or
outbuildings. These comparables are adjusted upward for this factor.
Conclusion
The five comparables indicate a range from $89,000 to $150,000 per site. Predicated upon
the previous discussion and taking into consideration the location and quality of the subject
property, a value higher than L-3 ($135,000/site), but lower than L-4 ($150,000) and L-5
($150,000/site) is reasonable. Based on my analysis and discussion herein, a value estimate
of $145,000, as bracketed and supported by the central tendencies of L-3 and L-4, is
concluded for subject property, resulting in an overall value, as follows:
Predicated upon the previous analysis, the opinion of value for the subject property by the
Sales Comparison Approach is as follows:
Market Value Indication by the Sales Comparison Approach,
as of February 20, 2025: $145,000
Acres Value
6.38 $145,000
VALUE BY THE
SALES COMPARISON APPROACH
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Reconciliation
Only the Sales Comparison Approach is utilized for this appraisal assignment. The Sales
Comparison Approach allows for the comparison of similar type properties to the subject,
noting for similarities and differences between the comparables and the subject property.
This approach contributes a credible value conclusion and is the most (and only) relevant
approach for this type of property.
Based upon the preceding data and discussions, the “as is” market value of the subject
property, as of the date of inspection, February 20, 2025, is estimated at:
ONE HUNDRED FORTY-FIVE THOUSAND DOLLARS
$145,000
CERTIFICATION
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 32
SH&H File 16344-25 Chad C. Johnson, MAI
I certify that, to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions and conclusions are limited only by the reported
assumptions and limiting conditions, and represent my personal, impartial and
unbiased professional analyses, opinions, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this
report and have no personal interest with respect to the parties involved.
4. I have no bias with respect to the property that is the subject of this report or to the
parties involved with this assignment.
5. My engagement in this assignment was not contingent upon developing or
reporting predetermined results.
6. My compensation for completing this assignment is not contingent upon the
reporting of a predetermined value or direction in value that favors the cause of the
client, the amount of the value opinion, the attainment of a stipulated result, or the
occurrence of a subsequent event directly related to the intended use of this
appraisal.
7. I have made personal inspections of the property that is the subject of this report.
8 Katherine E. Tiffany, License Number 1002112, provided significant real property
appraisal assistance to the person signing this report relevant to the subject research,
market research, comparable confirmation, analysis and/or report preparation.
9. The reported analyses, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the requirements of the Code of Professional
Ethics and the Standards of Professional Appraisal Practice of the Appraisal
Institute, which include the Uniform Standards of Professional Appraisal Practice.
10. The use of this report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives.
11. This appraisal assignment was not based on a requested minimum valuation, a
specific valuation, or an approval of a loan.
CERTIFICATION
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 33
SH&H File 16344-25 Chad C. Johnson, MAI
12. I am competent and qualified to perform the appraisal assignment.
13. I have performed no services, as an appraiser or in any other capacity, regarding
the property that is the subject of this report within the three-year period
immediately preceding acceptance of this assignment.
14. As of the date of this report, I have completed the continuing education program
for Designated Members of the Appraisal Institute.
_____________________________
Chad C. Johnson, MAI
State of Washington Certification 1101662
QUALIFICATIONS
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 34
SH&H File 16344-25 Chad C. Johnson, MAI
CHAD C. JOHNSON, MAI
GENERAL EDUCATION
BA, Business Administration, Option in Real Estate, Washington State University
Relevant Coursework
Real Estate Principles
Real Estate Finance
Real Estate Valuation
Real Estate Investment
Real Estate Law
CERTIFICATIONS
Washington State Certified General Real Estate Appraiser
Certification 1101662
Issue Date: March 31, 2005
PROFESSIONAL DESIGNATION
MAI, Appraisal Institute
PROFESSIONAL EXPERIENCE
Real Estate Appraiser and Consultant
SH&H Valuation and Consulting (formerly Strickland, Heischman & Hoss, Inc.)
June 2001 to Present
SELECTED APPRAISAL INSTITUTE COURSES
Course 310, Basic Income Capitalization (February 2002)
Course 320, General Applications (December 2004)
Course 410, Standards of Professional Practice, Part A (September 2001)
Course 420, Standards of Professional Practice, Part B (September 2001)
Course 510, Advanced Income Capitalization (December 2002)
Course 520, Highest & Best Use and Market Analysis (September 2006)
Course 530, Advanced Sales Comparison and Cost Approaches (September 2008)
Course 540, Report Writing and Valuation Analysis (August 2003)
Course 550, Advanced Applications (January 2009)
Uniform Appraisal Standards for Federal Land Acquisitions – Practical Applications (May 2017)
Eminent Domain and Condemnation (August 2018)
Fundamentals of the Uniform Appraisal Standards for Federal Land Acquisitions (October 2020)
Various Continuing Education Courses and Seminars
QUALIFICATIONS
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 35
SH&H File 16344-25 Chad C. Johnson, MAI
PARTIAL LIST OF PROPERTY TYPES APPRAISED
Apartments Industrial Subdivisions
Agricultural Properties Institutional Properties
Aquaculture Properties Leasehold Interests
Automobile Dealerships Medical Offices
Automobile Repair Facilities Mineral Extraction Operations
Banks Mixed-Use Properties
Bowling Alleys Natatoriums
Business Parks Nurseries
Cardlock Fueling Facilities Private Schools
Carwashes Professional Offices
Churches Recreational Properties
Commercial Land Religious Retreats
Commercial Subdivisions Residential Land
Condominium Developments Residential Subdivisions
Conservation Easements Resource and Forest Land Properties
Daycare Centers Restaurants
Food Processing Plants Retail Properties
Gas Station/Convenience Stores Right-of-Way Acquisitions
Golf Courses Self-Storage Facilities
Health Clubs Shellfish Processing Plants
Hotels/Motels Single-Family Residences
Industrial Properties Waterfront Properties
APPRAISAL EXPERIENCE IN THE FOLLOWING WASHINGTON COUNTIES
Benton County Lewis County
Clallam County Mason County
Clark County Okanogan County
Cowlitz County Pacific County
Franklin County Pierce County
Grant County San Juan County
Grays Harbor County Skagit County
Island County Snohomish County
Jefferson County Spokane County
King County Thurston County
Kitsap County Whatcom County
Kittitas County Yakima County
QUALIFICATIONS
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 36
SH&H File 16344-25 Chad C. Johnson, MAI
PARTIAL LIST OF CLIENTS FOR WHICH I HAVE COMPLETED APPRAISALS
1st Security Bank (formerly Anchor Bank) Northwest Watershed Institute
Alaska USA Federal Credit Union O Bee Credit Union
Bank of America Olympia Federal
Bank of the Pacific Pierce County
Bank of the West Peoples Bank
Bank of Washington Port of Silverdale
BECU Portage Bank
Capitol Land Trust PUD No. 1 of Clallam County
Center for Natural Lands Management Puyallup School District
Central Kitsap School District Quinault Nation Enterprise Board
City of Enumclaw Security State Bank
City of Kent Snohomish County
City of Tacoma South Whidbey Parks & Recreation District
City of University Place Sportsmen’s National Land Trust
City of Yakima Sunwest Bank
Columbia Bank TAPCO Credit Union
Commencement Bank Thurston County
Community National Bank & Trust Thurston First Bank
CUSG/CU Services Group Timberland Bank
First Federal Trust for Public Lands
Forterra Tukwila School District
Grays Harbor County Umpqua Bank
Great Peninsula Conservancy UniBank
Harborstone Credit Union US Bank
Heritage Bank US Department of Agriculture – Forest Service
HomeStreet Bank US Department of the Interior (DOI-AVSO)
Hood Canal Salmon Enhancement Group Washington Department of Fish and Wildlife
Jefferson County Washington Department of Natural Resources
Jefferson Land Trust Washington Farm Service Agency
Key Bank Washington Parks & Recreation Commission
Kitsap Bank Washington Business Bank
Kitsap Credit Union Washington Trust Bank
Mountain Pacific Bank WCLA Credit Union
Native American Bank, NA WSECU
Nature Conservancy of Washington Wells Fargo Bank
Nisqually Land Trust Wells Fargo Wealth Management
North Kitsap School District Whidbey Camano Land Trust
North Olympic Land Trust Yakima County Public Services
Northwest Christian Credit Union Zions First National Bank
Northwest Farm Credit Services Various Attorneys, Accountants & Individuals
ASSUMPTIONS AND LIMITING CONDITIONS
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 37
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Unless noted otherwise in the body of the report, this appraisal is subject to the following
assumptions and limiting conditions.
1. No responsibility is assumed for legal or title considerations. Title to the subject property
is marketable and free and clear of all liens, encumbrances, encroachments, easements and
restrictions. The property is assumed to be under responsible ownership and
competent management and is assumed available for its highest and best use.
2. There are no existing judgments or pending or threatened litigation that impact the value
of the property.
3. There are no hidden or undisclosed conditions of the land or of the improvements that
impact the value of the property.
4. Information, public and private, relevant to sale price indications is assumed to be
correct.
5. The property is in compliance with all applicable building, environmental, zoning, and
other federal, state and local laws, regulations and codes.
6. Information, estimates and opinions contained in the report, obtained from others,
including third-party sources, are assumed to be reliable and have not been independently
verified and no warranty is given for accuracy.
7. An appraisal is inherently subjective and represents my opinion as to the value of the
property appraised.
8. The conclusions stated in my appraisal apply only as of the effective date of the
appraisal, and no representation is made as to the effect of subsequent events.
9. No changes in any federal, state or local laws, regulations or codes (including,
without limitation, the Internal Revenue Code) are anticipated.
10. When environmental impact studies are not provided in conjunction with the appraisal,
I reserve the right to revise or rescind any of the value opinions based upon any
subsequent environmental impact studies. If any environmental impact statement is
required by law, the appraisal assumes that such statement will be favorable and will be
approved by the appropriate regulatory bodies.
ASSUMPTIONS AND LIMITING CONDITIONS
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SH&H File 16344-25 Chad C. Johnson, MAI
11. Unless otherwise agreed to in writing, I am not required to give testimony, respond to
any subpoena or attend any court, governmental or other hearing with reference to the
property without compensation relative to such additional employment.
12. I have made no survey of the property and assume no responsibility in connection with
such matters. Any sketch or survey of the property included in this report is for illustrative
purposes only and should not be considered to be scaled accurately for size. The
appraisal covers the property as described in this report, and the areas and dimensions set
forth are assumed to be correct.
13. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and
I have assumed that the property is not subject to surface entry for the exploration
or removal of such materials, unless otherwise noted in my appraisal.
14. I accept no responsibility for considerations requiring expertise in other fields. Such
considerations include, but are not limited to, legal descriptions and other legal matters
such as legal title, geologic considerations such as soils and seismic stability, and civil,
mechanical, electrical, structural and other engineering and environmental matters.
15. The distribution of the total valuation in the report between land and improvements
applies only under the reported highest and best use of the property. The allocations of
value for land and improvements must not be used in conjunction with any other appraisal
and are invalid if so used. The appraisal report shall be considered only in its entirety.
No part of the appraisal report shall be utilized separately or out of context.
16. Neither all nor any part of the contents of this report (especially any conclusions as to value,
the identity of the appraisers, or any reference to the Appraisal Institute) shall be
disseminated through advertising media, public relations media, news media or any
other means of communication (including without limitation prospectuses, private
offering memoranda and other offering material provided to prospective investors)
without the prior written consent of the person signing the report.
17. Any income and expense estimates contained in the appraisal report are used only for the
purpose of estimating value and do not constitute predictions of future operating results.
ASSUMPTIONS AND LIMITING CONDITIONS
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18. If the property is subject to one or more leases, any estimate of residual value contained
in the appraisal may be particularly affected by significant changes in the condition of the
economy, of the real estate industry, or of the appraised property at the time these leases
expire or otherwise terminate.
19. No consideration has been given to personal property located on the premises or to the
cost of moving or relocating such personal property; only the real property has been
considered.
20. The current purchasing power of the dollar is the basis for the value stated herein. I have
assumed that no extreme fluctuations in economic cycles will occur.
21. The analyses contained in the report necessarily incorporate numerous estimates and
assumptions regarding property performance, general and local business and economic
conditions, the absence of material changes in the competitive environment and other
matters. Some estimates or assumptions, however, inevitably will not materialize, and
unanticipated events and circumstances may occur; therefore, actual results achieved
during the period covered by my analysis will vary from my estimates, and the
variations may be material. The Americans with Disabilities Act (ADA) became effective
in the 1990s. I have not made a specific survey or analysis of the property to determine
whether the physical aspects of the improvements meet the ADA accessibility
guidelines. I claim no expertise in ADA issues, and render no opinion regarding compliance
of the subject with ADA regulations. Inasmuch as compliance matches each owner's
financial ability with the cost to cure the non-conforming physical characteristics of a
property, a specific study of both the owner's financial ability and the cost to cure any
deficiencies would be needed for the Department of Justice to determine compliance.
22. No studies have been provided to me indicating the presence or absence of hazardous
materials on the subject property or in the improvements, and my valuation is
predicated upon the assumption that the subject property is free and clear of any
environmental hazards including, without limitation, hazardous wastes, toxic
substances and mold. No representations or warranties are made regarding the
environmental condition of the subject property and the person signing the report shall
not be responsible for any such environmental conditions that do exist or for any engineering
or testing that might be required to discover whether such conditions exist. Because I
am not experts in the field of environmental conditions, the appraisal report cannot be
considered as an environmental assessment of the subject property.
ASSUMPTIONS AND LIMITING CONDITIONS
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SH&H File 16344-25 Chad C. Johnson, MAI
23. The person signing the report may have reviewed available flood maps and may have noted
in the appraisal report whether the subject property is located in an identified Special
Flood Hazard Area. I am not qualified to detect such areas and therefore do not guarantee
such determinations. The presence of flood plain areas and/or wetlands may affect the
value of the property, and the value conclusion is predicated on the assumption that
wetlands are non-existent or minimal.
24. The appraisal report and the value conclusion within the appraisal is predicated upon the
assumption that the satisfactory completion of construction, repairs or alterations will be
performed in a workmanlike manner.
25. It is expressly acknowledged that in any action which may be brought against SH&H
Valuation and Consulting, or their respective officers, owners, managers, directors, agents,
subcontractors or employees (the "SH&H Valuation and Consulting Parties"), arising out
of, relating to, or in any way pertaining to this engagement, the appraisal reports, or any
estimates or information contained therein, the “SH&H Valuation and Consulting Parties”
shall not be responsible or liable for an incidental or consequential damages or losses,
unless the appraisal was fraudulent or prepared with gross negligence. It is further
acknowledged that the collective liability of the “SH&H Valuation and Consulting Parties”
in any such action shall not exceed the fees paid for the preparation of the appraisal report
unless the appraisal was fraudulent or prepared with gross negligence. Finally, it is
acknowledged that the fees charged herein are in reliance upon the foregoing limitations
of liability.
26. SH&H Valuation and Consulting, an independently owned and operated company, has
prepared the appraisal for the specific purpose stated elsewhere in the report. The intended
use of the appraisal is stated in the report. The use of the appraisal report by anyone other
than the Client is prohibited except as otherwise provided. Accordingly, the appraisal
report is addressed to and shall be solely for the Client's use and benefit unless I provide
my prior written consent. I expressly reserve the unrestricted right to withhold my consent
to your disclosure of the appraisal report (or any part thereof including, without limitation,
conclusions of value and our identity), to any third parties. Stated again for clarification,
unless my prior written consent is obtained, no third party may rely on the appraisal report
(even if their reliance was foreseeable).
ASSUMPTIONS AND LIMITING CONDITIONS
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 41
SH&H File 16344-25 Chad C. Johnson, MAI
27. The conclusions contained in this report are estimates based on known current trends and
reasonably foreseeable future occurrences. These estimates are based partly on property
information, data obtained in public records, interviews, existing trends, buyer-seller
decision criteria in the current market, and research conducted by third parties, and such
data are not always completely reliable. SH&H Valuation and Consulting and the
undersigned are not responsible for these and other future occurrences that could not have
reasonably been foreseen on the effective date of this assignment. Furthermore, it is
inevitable that some assumptions will not materialize and that unanticipated events may
occur that will likely affect actual performance. While I am of the opinion that my
findings are reasonable based on current market conditions, I do not represent that these
estimates will actually be achieved, as they are subject to considerable risk and
uncertainty. Moreover, I assume competent and effective management and marketing
for the duration of the projected holding period of this property.
28. Any prospective value estimates presented in this report are estimates and forecasts
which are prospective in nature and are subject to considerable risk and uncertainty. In
addition to the contingencies noted in the preceding paragraph, several events may occur
that could substantially alter the outcome of my estimates such as, but not limited to
changes in the economy, interest rates, and capitalization rates, behavior of consumers,
investors and lenders, fire and other physical destruction, changes in title or conveyances
of easements and deed restrictions, etc. It is assumed that conditions reasonably
foreseeable at the present time are consistent or similar with the future.
29. The value estimate herein is subject to these and to any other assumptions or conditions
set forth in the body of this report, but which may have been omitted from this list of
Assumptions and Limiting Conditions.
EXTRAORDINARY ASSUMPTIONS AND/OR
HYPOTHETICAL CONDITIONS
HOUGH PROPERTY, 1125 TOANDOS ROAD, QUILCENE, JEFFERSON COUNTY, WA 98376 Page 42
SH&H File 16344-25 Chad C. Johnson, MAI
1. Extraordinary Assumption: “an assignment-specific assumption as of the
effective date regarding uncertain information used in an analysis which, if found
to be false, could alter the appraiser’s opinions or conclusions.”5 Extraordinary
assumptions assume as fact otherwise uncertain information about physical, legal,
or economic characteristics of the subject property; or about conditions external to
the property, such as market conditions or trends; or about the integrity of data used
in analysis.
There are no extraordinary assumptions relevant to this appraisal.
2. Hypothetical Conditions: “a condition, directly related to a specific assignment,
which is contrary to what is known by the appraiser to exist on the effective date of
the assignment results, but is used for the purpose of analysis.”6 A hypothetical
condition assumes conditions contrary to known facts about physical, legal, or
economic characteristics of the subject property; or about conditions external to the
property, such as market conditions or trends; or about the integrity of data used in
analysis.
There are no hypothetical conditions relevant to this appraisal.
5 Uniform Standards of Professional Appraisal Practice, 2024 Edition, Appraisal Standards Board, The Appraisal Foundation,
Washington D.C., p. 4.
6 Ibid, p. 4.
ADDENDA
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 1 of 9
ALTA COMMITMENT FOR TITLE INSURANCE
issued by
FIRST AMERICAN TITLE INSURANCE COMPANY
NOTICE
IMPORTANT – READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE
POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS
COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION,
OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE
COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE
PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE
NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED
IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE
COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER
PERSON.
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I – Requirements; Schedule B, Part II – Exceptions; and the Commitment Conditions, First
American Title Insurance Company, a Nebraska corporation (the “Company”), commits to issue the Policy according to the terms and
provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy
described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Amount
of Insurance and the name of the Proposed Insured.
If all of the Schedule B, Part I – Requirements have not been met within 180 days after the Commitment Date, this Commitment
terminates and the Company’s liability and obligation end.
COMMITMENT CONDITIONS
1.DEFINITIONS
a. “Discriminatory Covenant”: Any covenant, condition, restriction, or limitation that is unenforceable under applicable law
because it illegally discriminates against a class of individuals based on personal characteristics such as race, color,
religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or other legally protected class.
b. “Knowledge” or “Known”: Actual knowledge or actual notice, but not constructive notice imparted by the Public Records.
c. “Land”: The land described in Item 5 of Schedule A and improvements located on that land that by State law constitute
real property. The term “Land” does not include any property beyond that described in Schedule A, nor any right, title,
interest, estate, or easement in any abutting street, road, avenue, alley, lane, right-of-way, body of water, or waterway, but
does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
d. “Mortgage”: A mortgage, deed of trust, trust deed, security deed, or other real property security instrument, including one
evidenced by electronic means authorized by law.
e. “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued
by the Company pursuant to this Commitment.
f. “Proposed Amount of Insurance”: Each dollar amount specified in Schedule A as the Proposed Amount of Insurance of
each Policy to be issued pursuant to this Commitment.
g. “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to
this Commitment.
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 2 of 9
h. “Public Records”: The recording or filing system established under State statutes in effect at the Commitment Date under
which a document must be recorded or filed to impart constructive notice of matters relating to the Title to a purchaser for
value without Knowledge. The term “Public Records” does not include any other recording or filing system, including any
pertaining to environmental remediation or protection, planning, permitting, zoning, licensing, building, health, public
safety, or national security matters.
i. “State”: The state or commonwealth of the United States within whose exterior boundaries the Land is located. The term
“State” also includes the District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, and Guam.
j. “Title”: The estate or interest in the Land identified in Item 3 of Schedule A.
2.If all of the Schedule B, Part I – Requirements have not been met within the time period specified in the Commitment to Issue
Policy, this Commitment terminates and the Company’s liability and obligation end.
3.The Company’s liability and obligation is limited by and this Commitment is not valid without:
a. the Notice;
b. the Commitment to Issue Policy;
c. the Commitment Conditions;
d. Schedule A;
e. Schedule B, Part I – Requirements;
f. Schedule B, Part II – Exceptions; and
g. a counter-signature by the Company or its issuing agent that may be in electronic form.
4.COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien,
encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the
Company is limited by Commitment Condition 5. The Company is not liable for any other amendment to this Commitment.
5.LIMITATIONS OF LIABILITY
a. The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in
the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended
Commitment, resulting from the Proposed Insured’s good faith reliance to:
i. comply with the Schedule B, Part I – Requirements;
ii. eliminate, with the Company’s written consent, any Schedule B, Part II – Exceptions; or
iii. acquire the Title or create the Mortgage covered by this Commitment.
b. The Company is not liable under Commitment Condition 5.a. if the Proposed Insured requested the amendment or had
Knowledge of the matter and did not notify the Company about it in writing.
c. The Company is only liable under Commitment Condition 4 if the Proposed Insured would not have incurred the expense
had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured.
d. The Company’s liability does not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and
described in Commitment Condition 5.a.or the Proposed Amount of Insurance.
e. The Company is not liable for the content of the Transaction Identification Data, if any.
f. The Company is not obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I –
Requirements have been met to the satisfaction of the Company.
g. The Company’s liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured.
6.LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT; CHOICE OF LAW AND CHOICE OF
FORUM
a. Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.
b. Any claim must be based in contract under the State law of the State where the Land is located and is restricted to the terms
and provisions of this Commitment. Any litigation or other proceeding brought by the Proposed Insured against the
Company must be filed only in a State or federal court having jurisdiction.
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 3 of 9
c. This Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject
matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind,
whether written or oral, express or implied, relating to the subject matter of this Commitment.
d. The deletion or modification of any Schedule B, Part II – Exception does not constitute an agreement or obligation to
provide coverage beyond the terms and provisions of this Commitment or the Policy.
e. Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the
Company.
f. When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability
will be under the Policy.
7.IF THIS COMMITMENT IS ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The
issuing agent is not the Company’s agent for closing, settlement, escrow, or any other purpose.
8.PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company
may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed
Insured, nor is it a commitment to insure.
9.CLAIMS PROCEDURES
This Commitment incorporates by reference all Conditions for making a claim in the Policy to be issued to the Proposed Insured.
Commitment Condition 9 does not modify the limitations of liability in Commitment Conditions 5 and 6.
10.CLASS ACTION
ALL CLAIMS AND DISPUTES ARISING OUT OF OR RELATING TO THIS COMMITMENT, INCLUDING ANY
SERVICE OR OTHER MATTER IN CONNECTION WITH ISSUING THIS COMMITMENT, ANY BREACH OF A
COMMITMENT PROVISION, OR ANY OTHER CLAIM OR DISPUTE ARISING OUT OF OR RELATING TO THE
TRANSACTION GIVING RISE TO THIS COMMITMENT, MUST BE BROUGHT IN AN INDIVIDUAL CAPACITY. NO
PARTY MAY SERVE AS PLAINTIFF, CLASS MEMBER, OR PARTICIPANT IN ANY CLASS OR REPRESENTATIVE
PROCEEDING. ANY POLICY ISSUED PURSUANT TO THIS COMMITMENT WILL CONTAIN A CLASS ACTION
CONDITION.
FIRST AMERICAN TITLE INSURANCE COMPANY
1 First American Way, Santa Ana, CA 92707
By:
Kenneth D. DeGiorgio, President
By:
Lisa W. Cornehl, Secretary
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 4 of 9
Transaction Identification Data, for which the Company assumes no liability as set forth in Commitment Condition 5.e.:
Issuing Agent: Horizon Title Group, Inc.
Issuing Office: 2424 South Park Avenue, PO Box 598
Port Townsend, WA 98368
Issuing Office’s ALTA® Registry ID: 1167581
Loan ID Number:
Commitment Number: 05-5234-TTJ
Issuing Office File Number: 05-5234-TTJ
Property Address: 1125 Toandos Road, Quilcene, WA 98376
SCHEDULE A
1.Commitment Date: September 16, 2024 8:00 AM
2.Policy to be issued:
AMOUNT PREMIUM TAX TOTAL
a. 2021 ALTA Owner's
Standard Policy
$$0.00 $$0.00
PROPOSED INSURED:Northwest Watershed Institute Inc., a Washington nonprofit corporation
The estate or interest to be insured:fee simple
3.The estate or interest in the Land at the Commitment Date is:
fee simple
4.The Title is, at the Commitment Date, vested in:
Thomas J. Hough, a single man
5.The Land is described as follows:
See Exhibit A attached hereto and made a part hereof.
HORIZON TITLE GROUP, INC.
2424 South Park Avenue, PO Box 598, Port Townsend,
WA 98368
Telephone: (360) 385-1322
Countersigned by:
Rochelle Lewis
Horizon Title Group, Inc., License #603575523
FIRST AMERICAN TITLE INSURANCE COMPANY
1 First American Way, Santa Ana, CA 92707
By:
Kenneth D. DeGiorgio, President
By:
Lisa W. Cornehl, Secretary
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 5 of 9
SCHEDULE B, PART I – Requirements
All of the following Requirements must be met:
1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who
will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional
Requirements or Exceptions.
2. Pay the agreed amount for the estate or interest to be insured.
3. Pay the premiums, fees, and charges for the Policy to the Company.
4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly
authorized, executed, delivered, and recorded in the Public Records.
Duly authorized and executed Deed from Thomas J. Hough, a single man, to Northwest Watershed Institute Inc., a
Washington nonprofit corporation, to be executed and recorded at closing.
5. Lien of the real estate excise sales tax and surcharge upon any sale of said Land, if unpaid.
6. General Taxes. The first portion $441.77 becomes delinquent after April 30th. The second portion $441.17 becomes
delinquent after October 31st.
Year: 2024
Amount Billed: $882.94
Amount Paid: $882.94
Amount Due: $0.00, plus interest and penalty, if delinquent
Tax Account No.: 701 153 003
Assessed value: $110,654.00
PID No.: 17274
7. The Company has been asked to issue a policy(ies) without disclosure of the liability amount. This commitment shall be
effective only when the amount of the policy(ies) committed for has been inserted in Schedule “A” hereof. The forthcoming
policy must be issued in an amount at least equal to the full value of the estate insured in accordance with our rating schedule
on file in the office of the Washington State Insurance Commissioner.
The Company may have further requirements if the undisclosed amount to be insured exceeds the current assessed valuation.
8. The Land described in this commitment appears to be residential in nature and may be subject to the provisions of RCW
6.13.010, et seq. (homestead statute) if the Land is occupied as a primary residence. If the Land is occupied as a primary
residence, RCW 6.13.060 requires that all documents conveying or encumbering the Land must be executed by each spouse or
domestic partner, individually. Alternatively, the company will accept a deed identifying the non-vested spouse occupying the
Land as the Grantor and the vested spouse as the Grantee. This applies if the non-vested spouse currently resided in the
residence or if the vested spouse resides in the residence and the non- vested spouse doesn’t reside in the residence but has
lived there within the previous 6 months. In the event that the company receives documents to insure that are not executed as
required, the company may be unable to record or to insure the transaction. Please contact your Title Officer if you have any
questions.
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 6 of 9
SCHEDULE B, PART II – Exceptions
Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This Commitment
and the Policy treat any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant
is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document will be
excepted from coverage.
The Policy will not insure against loss or damage resulting from the terms and conditions of any lease or easement identified in
Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company:
1. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records or is created,
attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Part I - Requirements are
met.
2. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or
assessments on real property or by the Public Records.
3. Any facts, rights, interest, or claims which are not shown by the Public Records but which could be ascertained by an
inspection of the Land or by making inquiry of persons in possession thereof.
4. Easements, claims of easements, or encumbrances which are not shown by the Public Records.
5. Discrepancies, conflicts in boundary lines, shortages in area, encroachments, or any other facts which a correct survey would
disclose, and which are not shown by the Public Records.
6. (a) Unpatented mining claims; (b) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Water
rights, claims or title to water, ditch or ditch right, whether or not the matters excepted under (a), (b), or (c) are shown by the
Public Records; (d) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable
servitudes.
7. Any lien or right to a lien for services, labor, equipment or material or medical assistance, unless such lien is shown by the
Public Records as of Date of Policy.
8. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage
or electricity.
9. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal,
lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether
such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges,
immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights
excepted in (a) or (b) appear in the Public Records.
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 7 of 9
10. Easement, including terms and provisions contained therein:
Disclosed by: Decree entered in Jefferson County Superior Court Cause No. 7222
For: Ingress and egress over road as it existed on October 06, 1966
11. Easement, including terms and provisions contained therein:
Recorded: December 30, 1969
Recording No.: 203763
For: Road purposes
12. Easement, including terms and provisions contained therein:
Recorded: June 12, 1990
Recording No.: 331591
For: Underground electric transmission and/or distribution system
13. Easement, including terms and provisions contained therein:
Recorded: September 19, 2011
Recording No.: 562353
For: Electric transmission and/or distribution system
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 8 of 9
EXHIBIT “A”
The Land referred to herein below is situated in the County of Jefferson, State of Washington and is described as follows:
Tract 4, described as follows:
That portion of the East 1/2 of the Southwest 1/4 of Section 15, Township 27 North, Range 1 West, W.M., described as follows:
Beginning at the center of said Section;
thence South along the North and South center line of said Section, 758 feet to the True Point of Beginning;
thence West a distance of 752.77 feet to intersect the Easterly line of that certain tract of land sold to Gene Ray Myers by Real Estate
Contract recorded March 8, 1971, Auditor’s No. 208162;
thence along said Myers Tract, South 15° 42’ S4" East, 19.22 feet;
Thence continue along said Easterly line of Myers Tract, South 33° 56’ 38" East, 209.75 feet; .
thence continuing along said Easterly line of Myers Tract, South 34° 96’ 24" East, 190.24 feet;
thence East a distance of 521.44 feet to intersect the North and South center line of said Section 15 at a point 350 feet South of the
Point of Beginning;
thence North to the Point of Beginning.
Situate in the County of Jefferson, State of Washington.
American Land Title Association Commitment for Title Insurance
2021 v. 01.00 (07-01-2021)
This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the
Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I – Requirements; and Schedule B, Part II – Exceptions; and a
counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2021 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Page 9 of 9
INFORMATIONAL NOTES
1.The Company requires the proposed insured to verify that the Land covered by this commitment is the Land intended to be
conveyed in this transaction. The description of the Land may be incorrect, if the application for title insurance contained
incomplete or inaccurate information. Notify the Company well before closing if changes are necessary. Closing instructions
must indicate that the legal description has been reviewed and approved by all parties.
2.As of the date hereof there are no matters against Northwest Watershed Institute Inc., a Washington nonprofit corporation,
which would appear as exceptions in the policy to issue, except as shown herein.
3.Abbreviated Legal Description: PTN E1/2 SW S15 T27 R1W (TAX 2)
4.The vestee(s) herein acquired title by deed recorded July 10, 1991 under Auditor's File No. 341821 .pdf). The record discloses
no other conveyances of the property herein described within the last 24 months.
5.The situs address of the Land herein described is: 1125 Toandos Road, Quilcene, WA 98376
6.Map
7.Combined Exception Documents
8. RECORDING PACKAGE INSTRUCTIONS:
Jefferson, Clallam, Kitsap, Mason, and San Juan County recording packages must be sent to the following address:
Horizon Title Group, Inc.
2424 South Park Avenue
Port Townsend, WA 98368
Pacific County recording packages must be sent to the following address:
Horizon Title Group, Inc.
1308 37th Street
Seaview, WA 98644
9.PLEASE NOTE: THERE WILL BE A FEE OF $5.00 + TAX PER E-RECORDED DOCUMENT INCLUDED ON ALL
RECORDING INVOICES.
10.NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO
WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY.
3609 Market Place West, Suite 201, University Place, WA 98466
p. 253.564.3230 | f. 253.564.3143
INTERNAL REVENUE SERVICEP. O. BOX 2508
CINCfNNATT, OH 4520L
DEPARTMENT OF THE TREASURY
Employer ldentification Number :Date: nf 24ffi 93 -t325820
DI,N:
L7 05325977 8026
NORTi{WEST WATERSHED INSTf TUTE Cont.act Person:
3407 EDDY STREE? CLINTON L FORTNER ID# 31163
PORT TOWNSEND, WA 98358-0000 Contact. Telephone Number:(877) 829-ss00
Publ j"c Charity Status:
170 (b) (1) (Ai (vi)
Dear Applicant;
Our l-etter dated JANUARY 2002, stated you would be exempt from Federal
income tax under section 501(c)(3) of lhe fnternal Revenue Code, and you wouLdbe treated as a public charity, ralher than as a privale foundation, duringan advance ruling period.
Based on the information you submitted, lou are classified as a public charityunder the Code secti-on listed in the heading of this l-etter. Since your
exempt st.atus was not under consideration, you cont.inue to be classifi-ed asan organi-zation exemp! from Federal income Lax under section 50L (c) (3) of the
Code.
Publication 557, Tax-Exempt Status for Your organization, provides detailedinformation about your rights and responsj.bilities as an exempt organizat.ion.
You may request a copy by calling lhe toll-free number for forms,(800) 829-3676. fnformation is also available on our fnEernet Web Site at
www. irs .gov.
ff you have general guestions aboul exempt organizations, please call ourtoll-free number shown in the heading
Please keep this l-etter in your permanent records.
Sincerely yours,
da,Afu
Lois G . #.n.tDirector, Exempt OrganizationsRulings and Agreements
Letter 10s0 {DOICC)
Jul '24 - Jun 25
Ordinary Income/Expense
Income
Grant Revenue
4010 · Federal Funds 1,500,000.00
4020 · Foundation 2,000.00
4030 · State Funds 42,000.00
Total Grant Revenue 1,544,000.00
Contributed Income
4040 · Restricted 131,000.00
4050 · Unrestricted 120,000.00
Contributed Income - Other 0.00
Total Contributed Income 251,000.00
Rental/Lease Income
4165 · Olson tideland lease 4,000.00
4175 · Rental Income Reinertsen Rental 18,000.00
4182 · Rental Income - Yarr Caretaker 6,000.00
Total Rental/Lease Income 28,000.00
Consulting/Miscellaneous
4210 · Consulting Fees 2,000.00
Total Consulting/Miscellaneous 2,000.00
Total Income 1,825,000.00
Gross Profit 1,825,000.00
Expense
Health benefits
6096 · Health insurance 34,000.00
6094 · HSA Contribution 10,600.00
Total Health benefits 44,600.00
6041 · Paypal Fees 300.00
6010 · Advertising 100.00
6030 · Automobile Expense 2,500.00
6040 · Bank Service Charges 500.00
6060 · Depreciation Expense 1,600.00
Insurance
6091 · Auto 4,000.00
6093 · Liability Insurance 4,000.00
Total Insurance 8,000.00
Land Acquisition
6170 · Closing Expenses 40,000.00
6150 · Land 1,300,000.00
Land Acquisition - Other 0.00
Total Land Acquisition 1,340,000.00
6180 · Licenses and Permits 0.00
6210 · Miscellaneous 0.00
Payroll Expenses
Gross wages
6237 · Education Director 24,000.00
6231 · Director 90,000.00
6232 · Stewardship Director 36,000.00
6233 · Project Assistant 7,000.00
6234 · Field Crew 88,000.00
Total Gross wages 245,000.00
10:38 AM Northwest Watershed Institute
02/25/25 Profit & Loss Budget Overview
Accrual Basis July 2024 through June 2025
Page 1
Jul '24 - Jun 25
Payroll Taxes
6246 · Paid Family and Medical Leave 0.00
6240 · Medicare 3,500.00
6241 · Social Security 15,000.00
6243 · Workers Comp 11,000.00
6245 · WA State Unemployment 3,600.00
Total Payroll Taxes 33,100.00
Payroll Expenses - Other 0.00
Total Payroll Expenses 278,100.00
6250 · Postage and Delivery 750.00
6260 · Printing and Reproduction 750.00
Professional Fees
6271 · Accounting 1,500.00
6274 · Legal Fees 2,000.00
Total Professional Fees 3,500.00
Program Expense
6284 · Student Stipend 2,000.00
6282 · Fees 1,600.00
6283 · Project subcontractors 40,000.00
6286 · Overrun 0.00
Total Program Expense 43,600.00
6290 · Rent 12,000.00
Repairs and Maintenance
6350 · Septic Repair 0.00
6310 · Building Repairs 50,000.00
6320 · Computer Repairs 250.00
6330 · Equipment Repairs 3,000.00
Repairs and Maintenance - Other 500.00
Total Repairs and Maintenance 53,750.00
Supplies
6420 · Field Supplies 30,000.00
6440 · Office Supplies 2,000.00
Total Supplies 32,000.00
Taxes
6510 · Property Taxes 5,000.00
Total Taxes 5,000.00
Telephone/Communications
6650 · Mobile phone 1,800.00
6610 · Internet Server 800.00
6620 · Telephone - Local 0.00
Telephone/Communications - Other 0.00
Total Telephone/Communications 2,600.00
Travel & Ent
6720 · Meals 140.00
Total Travel & Ent 140.00
Utilities
6810 · Gas and Electric 600.00
Utilities - Other 0.00
Total Utilities 600.00
10:38 AM Northwest Watershed Institute
02/25/25 Profit & Loss Budget Overview
Accrual Basis July 2024 through June 2025
Page 2
Jul '24 - Jun 25
9000 · Suspense 0.00
Total Expense 1,830,390.00
Net Ordinary Income -5,390.00
Other Income/Expense
Other Income
7010 · Interest Income 10,000.00
Total Other Income 10,000.00
Other Expense
8016 · Conservation Ease/Deed Restri 0.00
Total Other Expense 0.00
Net Other Income 10,000.00
Net Income 4,610.00
10:38 AM Northwest Watershed Institute
02/25/25 Profit & Loss Budget Overview
Accrual Basis July 2024 through June 2025
Page 3
Northwest Watershed Institute
BOARD OF DIRECTORS 2024-25
Board Members and
Officers
Affiliation and Term on the Board of Directors
Peter Bahls
President, Vice-President,
Treasurer
3407 Eddy Street
Port Townsend, WA 98368
Peter Bahls is currently full time Executive Director and Conservation
Biologist for Northwest Watershed Institute.
Term – 2023-2025
Jean Ball
Board Member
10221 Center Road,
Quilcene, WA 98368
Jean Ball is a farmer and naturalist in Quilcene, Washington.
Term – 2024-2026
Scott Calhoun
Board Member
5710 59th Ave NE
Seattle, WA 98105
Scott Calhoun studied biology and geology in college and graduate
school where he specialized in shorelines and watersheds. He owns
forestland in the Tarboo watershed.
Term – 2024-2026
Janis Henry
Secretary
14445 SE 55th Street
Bellevue, WA 98006
Janis Henry is a retired biotech patent attorney and chemist with over
30 years of experience. She is a life-long nature enthusiast and
embraces adventure travel.
Term – 2023-2025
Gene Jones
Board Member
5860 NE Totten Road
Poulsbo, WA 98370
Gene Jones is a member of the Port Gamble S’Klallam Tribe and
spiritual leader for four Tribes in the Olympic Peninsula region.
Term – 2023-2025
Liz Hoenig Kanieski
1005 Lawrence Street
Port Townsend, WA 98368
Liz Hoenig Kanieski has over 25 years of experience as a field biologist,
environmental educator, and environmental planner. Much of her work
has focused on watershed protection, citizen engagement and water
resources.
Term – 2023-2025
Keith Lazelle
Board Member
PO Box 192
Quilcene, WA 98376
Keith Lazelle is an award-winning nature photographer who lives on
Dabob Bay. His work has been used by many environmental
organizations including Audubon, Hoh River Trust, The Nature
Conservancy, and NWI.
Term – 2024-2026
Northwest Watershed Institute
STAFF ROSTER 2025
Peter Bahls, Executive Director
Wesley Meyers, Stewardship Director
Megan Brookens, Education and Outreach Director
Robin Enge, Administrative Assistant
Eva Ellis, Field Crew
Bernt Goodson, Field Crew
Zack Hawkes, Field Crew
Hanna Petersen, Field Crew
Veronica Phelan, Field Crew
Grace Rabbitt Burke, Field Crew
Trevor Williams, Field Crew
Abel Dances, Carpenter
Jul '23 - Jun 24
Ordinary Income/Expense
Income
Grant Revenue
4010 · Federal Funds 2,057,763.40
4020 · Foundation 1,614.27
4030 · State Funds 41,710.22
Total Grant Revenue 2,101,087.89
Contributed Income
4040 · Restricted 130,710.00
4050 · Unrestricted 116,423.00
Contributed Income - Other 520.00
Total Contributed Income 247,653.00
Rental/Lease Income
4165 · Olson tideland lease 4,000.00
4175 · Rental Income Reinertsen Rental 7,673.37
4182 · Rental Income - Yarr Caretaker 4,139.46
Total Rental/Lease Income 15,812.83
Consulting/Miscellaneous
4210 · Consulting Fees 1,155.00
Total Consulting/Miscellaneous 1,155.00
Total Income 2,365,708.72
Gross Profit 2,365,708.72
Expense
Health benefits
6096 · Health insurance 31,075.72
6094 · HSA Contribution 10,300.00
Total Health benefits 41,375.72
6041 · Paypal Fees 289.80
6010 · Advertising 127.05
6030 · Automobile Expense 2,033.19
6040 · Bank Service Charges 499.77
6060 · Depreciation Expense 1,600.00
Insurance
6091 · Auto 4,130.00
6093 · Liability Insurance 4,059.45
Total Insurance 8,189.45
Land Acquisition
6170 · Closing Expenses 0.00
Total Land Acquisition 0.00
6180 · Licenses and Permits 15.00
6210 · Miscellaneous 163.37
Payroll Expenses
Gross wages
6237 · Education Director 23,754.50
6231 · Director 73,333.48
6232 · Stewardship Director 33,682.00
6233 · Project Assistant 6,119.00
6234 · Field Crew 86,245.20
Total Gross wages 223,134.18
12:53 PM Northwest Watershed Institute
01/10/25 Profit & Loss
Accrual Basis July 2023 through June 2024
Page 1
Jul '23 - Jun 24
Payroll Taxes
6246 · Paid Family and Medical Leave 1.19
6240 · Medicare 3,305.81
6241 · Social Security 14,169.09
6243 · Workers Comp 10,942.09
6245 · WA State Unemployment 3,687.53
Total Payroll Taxes 32,105.71
Payroll Expenses - Other 4,853.32
Total Payroll Expenses 260,093.21
6250 · Postage and Delivery 744.74
6260 · Printing and Reproduction 758.11
Professional Fees
6271 · Accounting 1,375.00
6274 · Legal Fees 324.50
Total Professional Fees 1,699.50
Program Expense
6284 · Student Stipend 0.00
6282 · Fees 1,553.89
6283 · Project subcontractors 82,835.44
6286 · Overrun 68.55
Total Program Expense 84,457.88
6290 · Rent 12,000.00
Repairs and Maintenance
6350 · Septic Repair 9,769.44
6310 · Building Repairs 9,207.34
6320 · Computer Repairs 248.20
6330 · Equipment Repairs 2,868.14
Repairs and Maintenance - Other 474.37
Total Repairs and Maintenance 22,567.49
Supplies
6420 · Field Supplies 8,204.99
6440 · Office Supplies 1,951.11
Total Supplies 10,156.10
Taxes
6510 · Property Taxes 4,963.81
Total Taxes 4,963.81
Telephone/Communications
6650 · Mobile phone 1,567.40
6610 · Internet Server 758.50
6620 · Telephone - Local 81.26
Telephone/Communications - Other 142.28
Total Telephone/Communications 2,549.44
Travel & Ent
6720 · Meals 144.65
Total Travel & Ent 144.65
Utilities
6810 · Gas and Electric 696.03
Utilities - Other 770.16
Total Utilities 1,466.19
12:53 PM Northwest Watershed Institute
01/10/25 Profit & Loss
Accrual Basis July 2023 through June 2024
Page 2
Jul '23 - Jun 24
9000 · Suspense 267.06
Total Expense 456,161.53
Net Ordinary Income 1,909,547.19
Other Income/Expense
Other Income
7010 · Interest Income 9,952.06
Total Other Income 9,952.06
Other Expense
8016 · Conservation Ease/Deed Restri 782,040.09
Total Other Expense 782,040.09
Net Other Income -772,088.03
Net Income 1,137,459.16
12:53 PM Northwest Watershed Institute
01/10/25 Profit & Loss
Accrual Basis July 2023 through June 2024
Page 3
Jun 30, 24
ASSETS
Current Assets
Checking/Savings
First Fed CD -3090 51,430.51
First Federal CD -3091 51,523.58
First Fed Savings 52,417.11
1020 · Checking - Kitsap 59,986.66
Total Checking/Savings 215,357.86
Accounts Receivable
1200 · Accounts Receivable 22,048.75
Total Accounts Receivable 22,048.75
Other Current Assets
1250 · Prepaid Insurance 2,115.50
1300 · Employee advance 163.88
1499 · Undeposited Funds 111,313.33
Total Other Current Assets 113,592.71
Total Current Assets 350,999.32
Fixed Assets
1513 · Vehicle - 2001 Ford xtra Cab 8,000.00
1554 · Trailers 4,000.00
1512 · Vehicle - Ford pickup 4,150.00
1530 · Kubota Tractor 16,709.10
1590 · Accumulated Depreciation -28,592.08
Property
1555 · Capital Improvements 3,035.20
1551 · Land 2,197,217.48
Total Property 2,200,252.68
Total Fixed Assets 2,204,519.70
TOTAL ASSETS 2,555,519.02
LIABILITIES & EQUITY
Liabilities
Current Liabilities
Accounts Payable
2000 · Accounts Payable 5,965.77
Total Accounts Payable 5,965.77
Other Current Liabilities
2100 · Payroll Liabilities
2105 · Fica, Medicare, FWH Payable 5,148.22
2109 · WA - Paid Fam Med Leave Emp.446.33
2120 · Workers Comp Payable 5,013.23
2130 · SUTA & EAF Payable 1,663.44
2125 · FUTA Payable 267.06
2100 · Payroll Liabilities - Other 489.77
Total 2100 · Payroll Liabilities 13,028.05
2250 · Rental Security Deposit 3,000.00
Total Other Current Liabilities 16,028.05
Total Current Liabilities 21,993.82
Total Liabilities 21,993.82
12:55 PM Northwest Watershed Institute
01/10/25 Balance Sheet
Accrual Basis As of June 30, 2024
Page 1
Jun 30, 24
Equity
1110 · Retained Earnings 1,396,066.04
Net Income 1,137,459.16
Total Equity 2,533,525.20
TOTAL LIABILITIES & EQUITY 2,555,519.02
12:55 PM Northwest Watershed Institute
01/10/25 Balance Sheet
Accrual Basis As of June 30, 2024
Page 2
Northwest
Watershed Institute
Memo
I 3407 Eddy Street I Port Townsend, Washington 98368
voice 360.385.6786 fax 360.385.2839
email peter@nwwatershed.org I www.nwwatershed.org
To: Tarboo Creek Conservation Project Fife
From: Peter Bahls, Executive Director
CC:
Date: February 25, 2025
Re: Executive Committee Resolution to Submit Jefferson County Conservation
Futures 2025 Application for the Toandos Forest project.
At its Annual Board Meeting of June 21, 2024, the Board of Directors of Northwest
Watershed Institute unanimously approved the following resolution -
An executive committee comprised of Peter Bahls and Janis Henry shall serve as an
executive committee to have the power to make on-going decisions between Board
meetings per the existing by-laws.
On February 25, 2025 the executive committee approved the following resolution -
DECIDED -Northwest Watershed Institute shall sponsor and submit a grant
application for Jefferson County Conservation Futures 2025 Program for the Toandos
Forest project within the boundaries of the state's Dabob Bay Natural Area.
Priority: The Toandos Forest property is 6x the size of the Upper Yarr property and is
at high risk of development if JCCF funding is not awarded, so it is considered the top
priority for NWI.
Peter Bahls
President
~#v'A1P,.
• Henrv~ j~nis I ~---.,'
Secretary
February 27, 2025
Peter Bahls, Executive Director
Northwest Watershed Institute
3407 Eddy Street
Port Townsend, WA 98368
Dear Mr. Bahls:
I understand that Northwest Watershed Institute is applying for Jefferson County Conservation Futures (JCCF) grant
funding to acquire and protect Toandos Forest, 6.38 acres of forestland within the state’s Dabob Bay Natural Area
boundaries. If successful, the grant funding will protect the forest under county deed restrictions and allow older
forest habitats to develop, while permitting some limited harvest of trees and other forest products. We strongly
support this project and want to convey the importance of the forest as a cultural resource to the Tribes.
The JCCF grant application states that cultural resources include “…traditional, religious, ceremonial, and social uses
and activities of affected Indian Tribes…”. I want to make it clear that the Toandos Forest is a cultural resource under
this definition and the proposed plan for protection and restoration would help grow its importance.
Four tribes - Port Gamble S’Klallam Tribe, Jamestown S’Klallam Tribe, Lower Elwha S’Klallam Tribe, and Skokomish
Tribe - are signatories to the Point No Point Treaty and retain the right to hunt and gather within their Usual and
Accustomed Area, including the Tarboo watershed. These Tribes continue to rely upon the forests of the region, as
they have for thousands of years, as places where they gather traditional food, medicine, and materials for use in all
aspects of their cultural life, including social and religious.
Currently, the Tribe is enjoying a renaissance of weavers and artists using traditional methods and materials;
especially materials from the cedar tree. For example, tribal members harvest the inner bark of large cedar trees for
weaving baskets and clothing used for ceremonial purposes. They also harvest wood from cedar, big leaf maple, and
alder trees to make large box drums, masks, and other traditional objects that the Tribes have used for thousands of
years for religious and social ceremonies. However, with the conversion of vast areas to private industrial tree farms
and development projects, it is increasing difficult for the Tribes to access forests suitable for traditional cultural uses.
The proposed project will protect an important cultural resource for the Tribes: a growing native forest where, with
good stewardship, the benefits to the Tribes will continue to grow as the forest develops into an older, biologically
diverse forest with a large variety of indigenous plants and trees of cultural importance. The Tarboo forest is
significant not just for the materials it can offer over time, but the opportunity for the Tribe to harvest locally; the
process of harvesting itself is infused with traditional, social and religious meaning that we want to pass on to the
coming generations.
Sincerely,
Laura Price
Cultural Resources Director
Port Gamble S’Klallam Tribe
31912 Little Boston RD NE
Kingston WA 98346
Office: 360-297-9655
Cell: 360-509-7723
1
4899-1951-4625v.6 0046182-000042
EXAMPLE OF RE-RECORD OF SWD FOR CONSERVATION FUTURES PURPOSES
AFTER RECORDING RETURN TO:
Northwest Watershed Institute
3407 Eddy Street
Port Townsend, WA 98368
DOCUMENT TITLE: Statutory Warranty Deed – Re-Record
GRANTOR: Rosie L. von Engel
GRANTEE: Northwest Watershed Institute
ABBREVIATED LEGAL DESCRIPTION (Complete description on Page 1): S29 T28 R1W Tax 2
ASSESSOR’S TAX PARCEL NUMBER(S): 801 293 003
REFERENCE NUMBERS OF RELATED DOCUMENTS: 658592
The par3es are re-recording the Statutory Warranty Deed, recorded on 01/17/2023 in the official
records of Jefferson County, Washington, under Auditor’s File No. 658592 (a copy of which is
aQached hereto as Exhibit A), for the sole purpose of including language required by Jefferson
County providing funding to Grantee Northwest Watershed Ins3tute’s acquisi3on of the property
described in said Statutory Warranty Deed, and without addi3onal considera3on from Grantee
to Grantor.
2
4899-1951-4625v.6 0046182-000042
STATUTORY WARRANTY DEED
(RE-RECORD)
THE GRANTOR Rosie L. von Engel, now according to the application for title insurance Rose/Marie
Ludmilla von Engel, as her separate estate for an in consideration of TEN DOLLARS AND OTHER
GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to Northwest
Watershed Institute, a Washington nonprofit corporation the following described real estate, situated
in the County of Jefferson, State of Washington (the “Property”):
Tax Parcel Number(s): 801 293 003
That portion of the North 100 feet of the Southeast ¼ of the Southwest ¼ of Section 29,
Township 28 North, Range 1 West, W.M. and that portion of the Northeast ¼ of the Southwest
¼ of said Section 29 lying Easterly of the Quilcene-Center County Road right of way as
conveyed by Deed recorded March 13, 1956 under Auditor’s File No. 149069 and Southerly
of the Old Tarboo Lake Road as conveyed by Deed recorded March 1, 1948 under Auditor’s
File No. 112974, in Jefferson County, Washington;
Together with the West 158 feet of the North 100 feet of the Southwest ¼ of the Southeast ¼
in said Section 29.
Situate in the County of Jefferson, State of Washington.
SUBJECT TO: Covenants, Conditions, Restrictions, Easements, Plats and Surveys, if any,
affecting title, which may appear in the public record
Grantee’s costs of acquiring the Property were provided in part by grant funding from the Jefferson
County Conservation Futures property tax authorized by Washington law. Grantee hereby agrees to
be bound by Jefferson County Code (JCC) 3.08.030(9), the uses authorized under RCW 84.34.230,
including the obligation to ensure the long-term conservation of the Property in accordance with the
terms and conditions of this Notice of Grant Restrictions and Restrictive Covenants for Conservation
Purposes, and to obtain the consent of Jefferson County prior to any conveyance of any interest
acquired hereby. Consistent with JCC 3.08.030(9), the Property shall not be converted to a different
use unless and only if other equivalent lands or interest in lands within Jefferson County are received
by Grantee in exchange.
{Signature page(s) to follow}
3
4899-1951-4625v.6 0046182-000042
IN WITNESS WHEREOF, Grantor has caused this instrument to be executed and delivered as of
the ______ day of ________, 2025.
GRANTOR:
______________________________
Rosie L. von Engel
State of Washington )
) ss.
County of _________ )
On this _____ day of ________________, 2025, Rosie L. von Engel, known to me or
proved by satisfactory evidence to be the individual described in this instrument, acknowledged
before me that she signed this instrument as her free and voluntary act and deed for the uses and
purposes stated therein.
___
Notary Public for State of Washington
Residing at: ___
My commission expires: ___
4
4899-1951-4625v.6 0046182-000042
IN WITNESS WHEREOF, Grantee has caused this instrument to be executed and delivered as of
the ______ day of ________, 2025.
GRANTEE:
NORTHWEST WATERSHED INSTITUTE
By:
Its:
Date:
State of Washington )
) ss.
County of _________ )
On this _____ day of ________________, 2025, Peter Bahls, known to me or proved by
satisfactory evidence to be the individual described in this instrument, acting in his capacity as
Executive Director of Northwest Watershed Institute, acknowledged before me that he signed this
instrument as the free and voluntary act and deed of such corporation for the uses and purposes
stated therein.
_
Notary Public for State of Washington
Residing at: _
My commission expires: _
5
4899-1951-4625v.6 0046182-000042
EXHIBIT A
Original Statutory Warranty Deed
{attached}