A furnished cabin, wooded hillside, mountain views, and 20 acres of recreational land make this rural Washington property interesting—but the lack of a well and conventional septic system deserves careful attention.
For buyers searching for affordable off-grid cabins with land in Washington State, 4962 Lyons Hill Road in Springdale offers an unusual combination: approximately 20 acres of rural property, a small furnished cabin, and a secluded hillside setting.
The property is advertised at $149,900, although the supplied price history includes a more recent entry of $129,900. Buyers should confirm the current asking price and listing status before making any decisions.
Unlike a traditional country home, this property is listed as unimproved land despite having a cabin on-site. That distinction is important. The structure may be suitable for recreational use, but its legal classification, permitted occupancy, and utility arrangements need to be verified independently.
Here is a closer look at what the property offers, what makes it appealing, and the questions a buyer should ask before purchasing.
Property Overview
| Property Detail | Listing Information |
|---|---|
| Address | 4962 Lyons Hill Road, Springdale, WA 99173 |
| County | Stevens County, Washington |
| Advertised asking price | $149,900 — verify current price |
| Land size | Approximately 20 acres |
| Property classification | Unimproved land |
| Cabin | Furnished recreational cabin |
| Bedrooms | Not specified in structured listing |
| Bathrooms | Not specified; portable toilet described |
| Terrain | Rolling and sloped |
| Views | Mountains and surrounding countryside |
| Electricity | Available, connection status unconfirmed |
| Gas | No utility gas service listed |
| Water | Well needed |
| Sewer | Not available |
| Road surface | Gravel |
| Zoning | RA-10, county jurisdiction |
| Parcel number | 2034401 |
| Annual property tax | $58 reported |
| HOA | No HOA amount specified |
Property details are based on the supplied listing information and may change. Buyers should verify all facts with the listing agent and appropriate county authorities.
A Small Off-Grid Cabin Surrounded by 20 Acres
The central attraction of this Springdale property is its cabin, positioned on a hillside with broad views across the surrounding countryside.
The cabin has a rustic wooden exterior, a green metal roof, and a covered front porch. Inside, the compact living space features exposed wood framing, a high ceiling, a loft area, and an open-plan dining and kitchen arrangement.
The listing describes the cabin as fully furnished, with recently installed windows, a door, insulated walls, and durable flooring.
For someone looking for a simple weekend getaway, those improvements could reduce the amount of initial setup required compared with buying vacant land and starting from scratch.
However, the listing does not provide an officially recognized finished living-area measurement. Buyers should not assume that the cabin qualifies as a permitted residential dwelling merely because it is furnished and appears usable.
That distinction could affect financing, insurance, property valuation, and legal overnight occupancy.
What Comes With the Cabin?
According to the seller’s description, the property includes several items intended to support recreational, off-grid use.
The advertised inclusions are:
- Propane refrigerator
- Propane stove and oven
- Propane heater
- Propane tank
- Dining table and chairs
- China cabinet and buffet
- Futon
- Owned portable toilet
- Shipping container, also known as a Conex container
- Timber on the property, subject to ownership and harvesting restrictions
The photos also show a kitchen area, a loft, a front porch, and an outdoor firepit seating area.
These features help distinguish the property from a completely undeveloped parcel. A buyer may be able to use the cabin as a recreational base without immediately building a new structure.
Still, all included appliances, furnishings, and equipment should be documented in the purchase agreement. Buyers should also test the propane systems and verify that the tank is owned rather than leased.
The Land: Wooded Hillside, Open Views, and Recreational Potential
The approximately 20-acre parcel includes evergreen trees, brush, sloping terrain, and areas that appear to have been cleared.
Aerial photographs show the cabin positioned above an open valley, with forested hills beyond.
This landscape may appeal to buyers interested in a quiet rural retreat, wildlife observation, hiking, or spending time outdoors.
The property’s recreational possibilities are one of its strongest selling points, but the terrain also creates practical limitations.
Sloping Land Changes How an Acreage Property Can Be Used
Twenty acres can sound enormous, but not every acre will necessarily be easy to walk, drive, or develop.
The supplied topographic map indicates a meaningful elevation change across the parcel, with the land rising away from Lyons Hill Road.
That means buyers should evaluate:
- How much ground is reasonably accessible on foot or by vehicle
- Whether additional driveways or trails could be built legally
- Potential erosion and drainage problems
- Suitable locations for a well, septic system, or future building
- Whether grading or excavation would require permits
- The actual boundaries shown on a professional survey
A parcel with 20 acres of hillside is not equivalent to 20 acres of level pasture.
For the right recreational buyer, the wooded slope may be part of the attraction. For someone hoping to establish a large garden, build multiple structures, or create extensive vehicle trails, it could be a significant constraint.
Off-Grid Living: The Biggest Questions Are Water and Wastewater
The cabin’s off-grid character may be appealing, but it is also the most important area for buyer due diligence.
Water: A Well Is Still Needed
The supplied listing specifically identifies the water arrangement as “Well Needed.”
This means buyers should not assume the property has a functioning private well or a dependable drinking-water supply.
Before purchasing, it would be wise to investigate local well-drilling conditions, nearby well records, drilling access, and potential costs.
Well installation can be especially complicated on sloping or rocky ground. A nearby property’s successful well does not guarantee similar results on this parcel.
The Washington State Department of Ecology and the relevant county agencies can help buyers identify applicable requirements and available well information.
Wastewater: No Conventional Sewer Service Listed
The property also lists sewer service as unavailable.
The seller mentions an owned portable toilet, but that is not the same as having an approved residential septic system.
Anyone planning to live at the property full-time, expand the cabin, or build a conventional home should contact the appropriate local health authority about wastewater disposal requirements.
A soil evaluation or other site-specific testing may be necessary before a septic system can be approved.
Electricity: Available Does Not Mean Connected
Electricity is listed as available, but the information does not establish whether the cabin currently has an active utility connection.
Buyers should request written confirmation from the electric utility regarding the nearest service point, connection requirements, and estimated installation costs.
The photos and listing description suggest a propane-based setup, but they do not establish the existence of a permanent solar system or generator installation.
A reliable power plan is particularly important for anyone expecting to use the cabin during winter.
Access, Winter Conditions, and Rural Maintenance
The listing identifies the road surface as gravel.
That may be perfectly adequate for seasonal recreational use, but road conditions can change considerably during heavy rain, snow, and freezing weather.
Before purchasing, a buyer should establish whether the property has recorded legal access, who maintains the road, and whether any shared-road agreements apply.
The following questions are especially relevant:
- Is access from Lyons Hill Road legally recorded and insurable?
- Who is responsible for road grading, snow removal, and drainage?
- Can an ordinary passenger vehicle reach the cabin year-round?
- Are emergency vehicles able to access the site?
- Are there recorded easements or restrictions affecting the driveway?
A visit during dry weather may not reveal the challenges of using the road during the wettest or coldest months.
Understanding the Asking Price
At the advertised price of $149,900, the property works out to approximately $7,495 per acre.
That is only a simple calculation of total asking price divided by acreage. It includes the cabin and other improvements, so it should not be treated as the market value of undeveloped land.
The supplied listing history also raises an important pricing question.
The records show an asking price of $180,000 in April 2025, followed by multiple changes. Entries from June and July 2026 show prices of $129,000 and $129,900, while the supplied headline displays $149,900.
Because these records come from different listing sources and dates, they should not be interpreted as a confirmed current price without checking the active listing.
A buyer should compare the property with other recent rural acreage sales in Stevens County, especially parcels with similar access, slopes, utilities, and permitted structures.
The value of a furnished cabin can vary greatly depending on its legal status and construction quality.
The $85,000 Down Financing Claim Needs Verification
One of the more unusual details in the listing is the seller’s statement that a buyer may be able to assume existing financing with an $85,000 down payment.
That is worth investigating, but it should not be treated as a guaranteed financing option.
Buyers should ask for the remaining loan balance, interest rate, monthly payment, maturity date, lender requirements, and whether the loan is legally assumable.
They should also confirm whether lender approval is required and whether the advertised down payment reflects the current asking price.
Because the property is classified as unimproved land, conventional residential mortgage financing may not be available on the same terms as a typical house.
A lender familiar with rural land purchases may be better positioned to evaluate the situation.
What About the Low Property Taxes?
The supplied listing reports annual property taxes of just $58.
That is an unusually low figure for a property advertised with 20 acres and a cabin, so buyers should investigate the reason rather than assume that amount will remain unchanged.
Potential factors can include assessment classifications, exemptions, special valuation programs, or differences between assessed and market values.
A buyer should review the parcel’s current tax record with the Stevens County Assessor and ask whether a transfer of ownership, change in use, or new improvements could affect future taxes.
A low historical tax bill is useful information, but it is not a promise of low future ownership costs.
Strengths and Drawbacks
| Potential Advantages | Important Limitations |
|---|---|
| Approximately 20 acres of private rural land | Much of the parcel is sloped |
| Furnished cabin already on-site | Legal residential status must be verified |
| Mountain and countryside views | No existing well confirmed |
| Propane appliances included | No conventional sewer or septic system confirmed |
| Shipping container included | Electricity connection is uncertain |
| Recreational setting with wooded terrain | Gravel-road and winter access need investigation |
| Reported low annual property taxes | Future tax treatment may change |
The most appealing feature is the combination of acreage and an existing cabin.
The biggest drawback is that buyers may need to spend additional money on utilities, access improvements, permits, or structural work before the property can support their intended use.
Essential Buyer Checklist
Before making an offer on 4962 Lyons Hill Road, consider the following due-diligence steps:
- Confirm the active asking price and listing status. The supplied records contain conflicting price information.
- Verify the parcel boundaries. Use title documents and a professional survey rather than relying solely on marketing maps.
- Check the cabin’s permit history. Ask whether it is approved for overnight use or residential occupancy.
- Inspect the structure. Evaluate framing, roof, insulation, loft safety, moisture protection, and the propane heating system.
- Investigate water options. Obtain realistic well-drilling estimates and review applicable rules.
- Assess wastewater feasibility. Confirm whether an approved septic system could be installed.
- Verify electric service. Ask the utility for connection costs and service requirements.
- Review legal access. Confirm easements, road maintenance obligations, and winter accessibility.
- Understand the zoning. Ask Stevens County what uses and additional structures are permitted under RA-10 zoning.
- Review financing and insurance. Determine whether lenders and insurers will accept the property’s present classification and condition.
- Confirm all included items. Put the propane tank, appliances, furniture, portable toilet, and shipping container in writing.
- Check land-use and environmental restrictions. Review timber rights, fire risk, drainage, and any applicable clearing or building restrictions.
These steps are particularly important because the property is marketed as an off-grid getaway rather than a fully serviced residential home.
Who Might Find This Property Interesting?
This Springdale property may be worth exploring for someone seeking a private recreational base, a furnished weekend cabin, or a longer-term rural land project.
It could also appeal to a buyer who enjoys hands-on property improvements and understands the additional responsibilities of owning undeveloped acreage.
On the other hand, it may not be a practical choice for someone who needs an immediately financeable, fully serviced home with conventional plumbing and dependable year-round access.
The difference comes down to expectations.
A buyer looking for a simple off-grid retreat may view the cabin and 20 acres as an attractive starting point. A buyer expecting the conveniences of a standard residence may discover that the necessary infrastructure requires a substantial additional investment.
Final Thoughts
The property at 4962 Lyons Hill Road, Springdale, Washington, offers a combination that is increasingly interesting to rural property shoppers: a small furnished cabin, expansive hillside acreage, and wide mountain views.
Its setting, recreational potential, and existing improvements are clear reasons to investigate further.
But the details that matter most are not the furnishings or the scenery. They are the legal status of the cabin, the availability of water, wastewater options, reliable access, and the total cost of making the property suitable for the buyer’s intended use.
At the advertised $149,900 price—or any updated asking price—the right comparison is not simply with other inexpensive cabins. It is with rural properties that offer similar land characteristics, permitted uses, infrastructure, and ongoing ownership costs.
For a prepared buyer, this could be an interesting off-grid project. For someone expecting a turnkey country home, the unresolved questions may be reasons to look elsewhere.
View the Original Property Listing
4962 Lyons Hill Road, Springdale, WA 99173 — Zillow
Disclaimer: This article is for educational and informational purposes only. It is not a real estate listing, investment recommendation, legal opinion, or guarantee of property availability. Property information was drawn from listing details supplied for this review and has not been independently verified. Prices, features, financing terms, taxes, zoning, and availability may change. Prospective buyers should consult qualified real estate, legal, inspection, lending, and local government professionals before making a purchase decision.
