House for sale
Two blocks from Manito Park
Three bedrooms, two bathrooms
Deliberately ordinary outside, surprising and contemporary inside
Unusually well built in 2005
1814 square feet per Spokane County Assessor
Price $250,000
An offer to buy this house was received
November 5 2008
Selling agent: Kathy Bixler, 509 879 4493
Owner contact: house@tuling.com
Highlights
- great location -- walk to Manito Park, Rockwood Bakery, Gordy's, grocery and drugstores etc.
- front ceiling varies from 8 to over 15 feet
- radiant floor heat
- sunken living room for natural light and tree views with visual privacy from neighbors' houses
- especially quiet and draft-free, thanks to insulated reinforced concrete exterior walls, good windows, and acoustically insulated bedroom walls
- reading corner near a front window with a gas fireplace that's adjustable by remote control
- kitchen with a very fast & agile induction cooktop, a separate prep sink, big drawers and a pull-out pantry
- ten dimmable zones of focused lighting in the front of the house, some aimed to reflect off the ceiling
- fire sprinklers throughout (concealed and individually triggered)
- high quality windows and flooring
- economical year-round fresh air via a heat recovery ventilator
- low maintenance front yard of shrubs, grasses, and rocks
- built to own for decades, but marriage causes a move from Spokane
Construction
- quiet & efficient insulated concrete form exterior walls with 6 inch concrete core, up to roof
- Hardiplank fiber-cement siding, Hardisoffit ventilated exterior soffit panels
- Marvin casement windows, double pane, low-e, argon filled, pine framed with white aluminum exterior cladding
- post, beam and rafter roof construction
- 11 7/8" engineered wood rafters, larger than structurally required, to provide extra insulation space
- staggered stud interior walls with acoustic insulation around bedrooms, for quietness
- solid wood bedroom doors, for quietness
- readily accessible storage space under raised kitchen, dining area, entry, etc.
Trim
- Ecotimber bamboo-over-pine flooring in hallway, living room, dining room
- porcelain tile flooring in entry, kitchen, rear entry
- real linoleum (not vinyl) flooring in bathrooms and laundry room
- wall-to-wall carpet with solid rubber pad in bedrooms and walk-in closet
- clear finished pine interior window sill and apron trim
- custom railings by Lloyd Simmons Design, clearcoated cold-rolled steel, curved black walnut tops
Heating and ventilation
- radiant floor heat by Simioni's Warm Floors
- natural gas condensing boiler for floor heat
- independent heating zones and thermostats for front of house, each bedroom, each bathroom
- heat recovery ventilator supplies outdoor fresh air to bedrooms and living room; pre-heated or cooled by exhaust air from bathrooms, laundry room, and kitchen
- concrete pad, copper tubing and 240 V circuit for central air conditioning preparation
- gas fireplace with thermostatic remote control can heat living area to 70 F with outdoor temperatures below 10 F using no electricity, uses outdoor air for combustion
Kitchen
- slate tile and butcher block counters
- slate tile backsplash
- Viking four-element induction cooktop
- GE convection oven
- Amana cabinet depth fridge, bottom freezer opens like a drawer
- quiet Bosch dishwasher
- IKEA Akurum cabinets, birch veneer cabinet and drawer fronts with solid birch edges
- Blum cabinet hinges and full-extension drawer runners
- pull-out pantry tall cabinet
- small second sink
- gas piping below kitchen allows a gas cooktop
Bathrooms
- bathtub and toilet are in a separate room from sinks, in both master and hall bathrooms
- double sinks in unpatterned cultured marble countertops, in both master and hall bathrooms
- 6' x 3' x 20" Kohler Mariposa bathtub in master bathroom
- 5' x 30" x 14" Kohler cast iron bathtub in hall bathroom, with curved shower curtain rod
- Moentrol bath/shower controls allow independent control of flow and temperature (rare in newer construction)
- Hansgrohe showerheads on hoses, with holders placed to accommodate taller people
- Kraftmaid plywood bathroom cabinets
- Kohler Cimarron comfort height, elongated bowl toilets
- Bradford-White tankless water heater (made by Rinnai) supports two simultaneous major uses
Electrical
- 200 A service
- Square D QO commercial-grade panel and circuit breakers
- Leviton Decora Plus commercial-grade receptacles and switches
- Lutron Maestro multilocation dimmers
- 10 dimmed lighting circuits among kitchen, living, dining, entry rooms
- wall mounted, independently dimmable reading lights in master bedroom
- in-wall 24 hour timer switches for front outdoor lighting
- general purpose branch circuits have 20 A breakers, 12 gauge wiring
- multiple category 5e network/phone cables to living room and each bedroom
- one television cable to each bedroom, four to living room
- four coax cables to exterior -- connected to cable TV but ready for satellite
Security
- front and rear doors with three-point latches
- NFPA 13D fire sprinkler system in all rooms and storage areas, by Patriot Fire Protection
- monitored ADT security system for entry doors, motion detectors, fire sprinklers
- interconnected smoke detectors per code, including carbon monoxide detection in mechanical room and hallway
Caveats
- the backyard is terraced into two levels but not landscaped
- there is no garage, but there is room to extend the driveway to a backyard garage