Listing #khf6018 Asking: $397,000

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This hobby kennel and house sit on 20+ acres of land in south-eastern Virginia, ¼ mile off a major state route that crosses the bottom of the state of Virginia from east to west. The city only has one sub-standard kennel facility (owners wouldn’t let me look at the runs when I dropped in) and needs a good quality kennel. Property owners will accept a contract contingency on receiving the conditional use permit required to build a professional boarding kennel on the property.

Most of the property is wooded with pine and mimosa trees, and has mowed walking trails throughout. The northern property boundary is a small stream. The house and hobby kennel buildings sit on one “leg” of the property, with one adjacent neighbor. The long “body” of the property extends behind 5 homes and across the stream abuts to a very dog friendly horse farm. The second “leg” of the property is between the adjacent neighbor and the five houses. This is rural property with few nearby neighbors. When the corn isn’t very tall, we can see the main road from our front porch. There have been no complaints about our 10 Samoyeds on the property.

The house is modular construction, built in 2003, with a small addition. There are 5 bedrooms, 3½ baths, and an open floor plan living room/dining room/kitchen. The master bedroom has a large master bath with double sinks, jetted soaking tub and separate shower and a large walk-in closet. The front door enters onto a small foyer (coat closet in front of door) then into the living room. The back of the house behind the living room is an office with built in book shelves that could stay or be removed. The master bedroom suite is to the left off the living room. The office has two doors, one into the master suite and one into the dining room. The kitchen has white appliances including an electric flat-top stove, side-by-side refrigerator with ice and water through the door, and a high quality dishwasher, and also boasts a large center island. Off the dining room/kitchen hall in the center of the house are two bedrooms and a bath between them. The larger of these two bedrooms has a small walk-in closet and a door into the bathroom, in addition to the hallway door into that bathroom. Continuing down the hall is a laundry room with built-in professional dog grooming tub, washer/dryer hookups, an upright freezer and a water softener unit. The furnace and hot water heater are also in this room. There is a dog door in the laundry room door out to a fenced yard. Beyond the laundry room is a family room and in the front of the home is a small bedroom with private bath, and on the back of the family room is another small bedroom. Bedrooms and living room are carpeted in maroon carpet. The rest of the house is ceramic tile. The addition off the dining room is a dog room with two entrances, one off the parking area and one into the back yard with another dog door into an adjacent but separate dog yard. The half bath is in this room. The room is currently used for whelping, crating and grooming dogs.

Outbuildings are three shipping containers.

1. One has had a vent added to the roof and is used as a storage container, behind and on the opposite side of the house from the kennel buildings.
2. The second shipping container has been “built out” into four indoor/outdoor kennel runs, storage area inside the building, and electric and hot and cold water into a deep sink. Dog doors can be closed at night to “lock down” the dogs inside the building and prevent night time barking. The walk door and one of the kennel runs from this building open into a large fenced yard of about ¾ acre, used as a dog exercise yard. This yard is securely fenced with field fencing on wood posts spaced 10 feet apart and cemented in. The top and bottom of this fence line has electric wire powered by a solar fence generator. In almost 6 years, we have had no escapes from this yard.
   
   Behind the kennel building (built pole barn style) is a two-stall run-in barn and feed/tack room. This is currently in use by cows, but would be suitable for horses or other farm animals, or could be converted to additional dog runs. This barn is surrounded by a second large fenced yard similar to the dog exercise yard, except there is no electric fence running along the bottom of this fence line. Cows don’t dig out!
3. The third container is in the process of becoming more dog runs. We have plans to turn this into 7 runs (no storage, therefore deeper but not as wide as the runs in the other building) with a deep sink at the end of the hall. Electric and water are run to this building. Electric is hooked up, water is ready to hook up. This building has a roof extension “car port” for parking tractor, riding mower, etc. Finishing the building would require insulation and siding, dog doors and fencing.

Beside the house is a hook-up “landing pad” for an RV with septic dump, 50 amp electric service, and water via a hose from the front of the house hose bib. There is room to pull into the yard between fenced areas and turn the RV around to pull up next to the house and park.

There is an existing hobby kennel permit for up to 25 dogs on the property. There is also a pet sitting service operated from the residence. A conditional use permit is needed to apply for a boarding kennel, but this is a good location for such a business. The customer list for the pet sitting business will be provided to anyone wanting to apply for a conditional use permit to assist in getting friendly faces to attend the zoning meetings.

The improved portion of the land is about 5 acres of the 20+ acre parcel. The property can’t be subdivided, but can be given to family members through family transfer, and the property has been surveyed and septic permitted for two family transfer parcels, if such a use is desired. Intensive agriculture is also allowed and Purdue has been approached about an egg laying chicken house on the property, should a purchaser prefer that use to a professional boarding kennel.

The residents of the house currently include three generations, two young families (husband/wife and young son each) and the “grandparents.” Early medical retirement of the grandfather is forcing the sale of the land and downsizing.