LAKEFRONT CHURCH CAMP/RETREAT ON 45+ ACRES
BANK-OWNED PROPERTY
REAL ESTATE AUCTION
13666/13814 N. EASTSHORE DR.
SYRACUSE, IN 46567
THURSDAY, NOVEMBER 5^TH @ 11:00 A.M. EST

Open House: Saturday, October 24^th, 11:00 a.m. – 4:00 p.m.

The former Camp Azusa sits on 45.19 acres located in Syracuse Indiana. It is a beautiful property with frontage on Boner Lake. There are 16 existing structures on the land including the primary camp lodge totaling 14,840 SF that was constructed in 2001. There are also 7 cabins, 3 storage buildings, a recreation center, mess hall and office. Asphalt drives and parking areas connect the buildings.A basketball court, fire pit, and park benches on the grounds provide multiple uses. Located just 50 miles from South Bend, 40 miles from Fort Wayne, 120 miles from Chicago, 120 miles from Indianapolis, and 230 miles from Detroit, Michigan, the property is comfortably secluded yet easily accessible. The camp is zoned PU (Public Use). Syracuse is located in Turkey Creek Township in the northeast corner of Kosciusko County.

Camp Azusa sits adjacent to a golf course on N. Eastshore Dr. There are many possible uses that include, but are not limited to a camp, retreat, conference center, lodge, crop farming, airport, school, public park/playground, etc. Lake Wawasee, a popular resort area, is located just a few miles south of the campgrounds. With the sprawling woods and grass areas all around the camp this location would be a great location.

MAIN LODGE, 14,840 S.F.

The primary improvement on the subject site is a 14,840 square foot, lodge that was constructed in 2001 with dormitory rooms, a meeting area and a kitchen. The following is a summary of the structural and mechanical components for the building that Gallivan believes to be true.

Foundation/Footings: The building is situated over a 4 foot crawlspace and is assumed to have concrete footings.

Framing: Wood frame.

Insulation: Fiberglass wall and ceiling insulation.

Exterior Walls: The exterior is a combination of stone and vinyl siding along all of the elevations.

Exterior Doors: There are two, separate pairs of double glass doors along both the south and north elevations. There are also three, separate single glass/metal doors along both the south and north elevations.

Windows: Single hung, metal clad windows in aluminum frames.

Roof: The building is covered with a sloped shingle roof that is drained by metal gutters and downspouts.

Interior Walls: Painted drywall on wood studs.

Interior Doors: Most of the interior doors are solid wood doors.

Layout: The lodge has a main east-west corridor and a north-south corridor near the center of the building. The west wing of the east-west corridor, there is a large lobby area, a kitchen and a large dining/social room. The east wing consists of 16 dorm rooms, mechanical room and two rest room/shower areas.

Near the center of the east/west corridor, there is a dorm room, two nurse stations used as dorm rooms and office. The north-south corridor has two rest rooms, 9 dormitory rooms and utility room. There are a total of 25 dorm rooms that can accommodate up to approximately 100 guests with the use of bunk beds.

During our inspection of the main lodge building, Gallivan determined the condition of this building to be in good condition with no major issues in any of the above areas.

Various equipment including furniture and kitchen equipment were observed in the lodge as well as in the other buildings. All of these items are considered to be personal property and are available for sale.

AUXILARY BUILDINGS

In addition to the main lodge building there are 15 auxiliary buildings that include 7 cabins, 3 storage buildings, a recreation center, a mess hall and an office.  Several of these buildings have additional damage due to vandalism.

            GBA (SF)         Description                    Year Built        

            3,400                Storage Bldg.                 1969                

            2,604                Storage Bldg.                 1965                

            2,248                Cabin                            1965                

            1,892                Cabin                            1963                

            1,680                Cabin                            1961    

            1,491                Cabin                            1961    

            3,375                Three sided Barn            1979

            3,931                Storage Bldg.                 1967                

            816                   Cabin                            1959                

            1,152                Office                           1970                

3,125                Indoor Stage                  1951                

5,472                Mess Hall                      1953                

            893                   Cabin                            1952                

            1,218                Cabin                            1954                

33,297

During out inspection Gallivan determined that the overall condition of the auxiliary buildings is fair to poor.  Most buildings have natural deterioration due to age and use, and some have been vandalized (such as broken windows and such).

The other subject buildings were built specifically for use as a summer camp facility. Although most of the buildings have electricity, most of the buildings do not have heat or operable plumbing fixtures. In addition, most of the buildings appear to be nearing the end of their economic lives and require various repairs.

SITE STATISTICS

Zoning: PU, Public Use (Kosciusko County Area Plan Commission)

Site Area: 45.190 (net) acres

Building Area: 14,840 SF - Gross building area (Primary Building - Lodge)

Syracuse is located in Turkey Creek Township and is situated in Kosciusko County, in Northern Indiana. Syracuse is located approximately 50 miles away from South Bend and 46 miles west of Fort Wayne. The nearest major cities located near the property are as follows: Chicago, Illinois 126 miles, Indianapolis, Indiana 168 miles, Detroit, Michigan 206 miles, Louisville, Kentucky 275 miles, Toledo, Ohio 163 miles, Cincinnati, Ohio 237 miles

Frontage: The subject has approximately 1,621 linear feet of frontage along Eastshore Drive and 1,173 linear feet along County Line Road (C.R. 1400 North), indicating total frontage of 2,794 linear feet. The subject also has approximately 780 linear feet of frontage along Boner Lake, excluding additional frontage created by a channel that extends into the subject site.

Topography: The site has a partial wooded topography near the northwest corner of the subject site and along the south part of its eastern boundary. There is also a partial wooded area near the southwest corner of the subject site in the vicinity of several buildings.

The subject site has a fairly rolling topography. The most level part of the subject site is the north section near County Line Road (C.R. 1400 North). The subject is also fairly level near the main lodge building. However, the site then slopes down approximately 20 to 30 feet down to the elevation of Boner Lake. Near the lake, the site is also fairly level.

There is one pond situated slightly north of the lodge building and another smaller pond situated slightly east of the lodge building in a wooded area. Most of the shoreline appears to be situated in a wetland type environment. Consequently, any new development would most likely require approvals by the Indiana Department of Environmental Management (IDEM) as well as the Army Corp of Engineers. There is also a cut channel that extends into the subject site provides additional lake access.

Access: The subject site is accessible by three separate drive entrances from Eastshore Drive.  There is a channel cut into the subject site from Boner Lake that provides a swimming area and boat access.

Drainage: The site has adequate slopes to facilitate drainage.

Utilities: Electricity and Gas – NIPSCO

Telephone: Embarq

Water: The subject is served by its own private wells.

Sewer: The subject is served by its own septic systems.

For More Information:

Matt Gallivan

matt@njgallivan.com

(317) 227-3720

Gallivan Auctioneers

1045 Main St.

Indianapolis, Indiana 46224

CHECK OUR WEBSITE AT WWW.NJGALLIVAN.COM

FOR PHOTOS AND FULL DETAILS.