All Forum Posts by: Robert Hudon

I've been exploring adult foster homes (AFH) as an investment in Washington state and would like thoughts and input on a sale I'm considering. This purchase would be my first and I'm only starting to learn about and understanding the world of AFHs.  

Locations: Battle Ground, WA

Home: 2800 sq ft, 7 residents/rooms; staff already in place that includes caregivers, CNAs, and manager

Sale price: $1.1 mill

Estimated net income based on P&L: $80-90K/yr

Loan structure: commercial loan for ~80%, personal and hard money loan for 20%

- what do you think about the offer in general?

- do people have experience with AFH and could provide insight?

- helpful resources

- general thoughts

Much appreciated!

It's a valid point and strict camping isn't our focus, more glamping w/ amenities that include wood fired tub/sauna, decks w/ views, etc. We're also looking into building simple A frames, rather than a tent set up. The limitation is that we're restricted to a total of 1500 sq ft in accessory units that can be distributed over multiple units. 
We're about 30 mins outside of Vancouver but it feels fairly rural. There are also a lot of good hikes within walking distance, along easy access to both the Columbia and Washougal Rivers. There's also the agritourism piece w/ our nursery that's a somewhat unique attraction.

I like this feedback, however, please keep it coming.  

Well, the biggest obstacle presently is the county. It's an onerous process if we want to formally set up STRs/glamping. Have you pursued anything yet on your land? Each county is different, some easier to set up STR/glamping than others. We know some people in White Salmon on about 20 acres with multiple glamping sites, however I'm not aware of any of the details. Would love to hear more.

Indeed, several moving pieces. We have three greenhouses and a hot house. We grow flowers and vegetables, season Feb - June. 

Got it. Thanks.

First, answers to some of your questions; second, additional thoughts on park model vs trailer or other based on the lay out of our property, needs of the land and personal considerations living on it with my family and the need for some privacy.

- Water we have and just need to extend it to the campsites. Electricity would either be the same (extend wire to the campsite) or single solar panels for each structure. Septic/sewer would likely be tougher to connect as it sits next to our house and I imagine challenging to connect to. Instead I'm thinking of building nice composting toilets. To truly make it full amenity would likely require an additional septic tank. 

- Personal considerations: if the property is broken into thirds then 1/3 is a nursery w/ greenhouses etc, the middle 1/3 our house and orchard, the final 1/3 woods. The aim for STR is to use the woods and the river-facing slope of the property, which is a bit more hidden from the daily activities of the house. The ag part does already have water and electricity and is easy to connect to - we've had plenty of friends w/ campers that have set up there. It's just entirely surrounded by greenhouses and not the most beautiful part of the land and certainly not particularly private. Trailers would give us the option of use for agricultural worker housing during the rental off season near the greenhouses and then move them into the woods for the prime rental months. (At least as phase 1).

- Let me look into park models more and also run it by the county. Are their models or companies that you prefer?

Thanks Michael - 

We're west of the locks just between Washougal and Stevenson. See area circled in red below.

No direct access to the river, just overlooking, but a creek and spring on the property. 

I'm hoping to limit the build out to $50K max. 

Yes considering trailers of some kind - park model vs air stream vs other. Park model may be too big for the area but being temporary is requisite. 

Thanks for your input!

 Yes! Listened to it earlier this week. Very pertinent. Still trying to unpack much of what was discussed.

 It's a cool property.

Campers are allow, however, given that we also live on the property I'm more included to create designated tent/dome regions that a bit more isolated from the house then the camper accessible region.

Yes, all camp sites would be fairly easy to extend electricity but also considering single solar units to power basic needs. Water comes from artesian spring on property. Several of the sites already have water nearby, others would require extending our current plumbing.

Any preferred insurance providers for this type of endeavor?

Thanks!

I recently purchased a ~10 acre property in Skamania county Washington overlooking the Columbia River and am evaluating how to approach STR/glamping. It is zoned residential but has an agricultural designation on most of the property. I am new to STR and REI as a whole. The property will serve as both a primary residence (1906 farmhouse) and investment. To begin, what is the best way to analyze profitably and how best to approach this project? We are in the process of clarifying zoning restrictions with the county but for now it seems that tents/camping areas are allowed but more permanent structures restricted (we meet with the county this week). Assumed first steps include airdna in the region, assessing occupancy of local airbnbs, and determining costs (construction, permitting, etc). General advice is appreciated, along with approaches to analyzing profitability and of course if anyone is familiar with the area or similar projects, your insight is very welcome. Thanks in advance!