Finding a 2,000-square-foot home sitting on nearly 8 acres of land for under $60,000 is almost unheard of in today’s housing market. When a listing like 2429 W Huron Line Rd, Ubly, MI 48475 drops in price, it immediately catches the attention of real estate flippers, land-hungry buyers, and handy homesteaders.
Priced at $55,900 following a recent $14,000 price reduction, this 4-bedroom, 2-bathroom farmhouse offers a massive footprint and 7.8 acres of cleared, level land in Huron County. However, buying a 1900-built home priced at just $28 per square foot under cash-only listing terms requires a clear understanding of its full-renovation reality and rehabilitation costs.
Here is an in-depth, humanized analysis of the property’s layout, land value, financial metrics, and overall investment potential.
Complete Property Specifications & Official Disclosures
To evaluate this listing effectively, we must examine the core dimensions, structural features, and financial parameters provided in the official listing disclosures.
- List Price: $55,900
- Price History: $14,000 Price Reduction (Reduced from $69,900)
- Tax Assessed Value: $37,380
- Annual Property Taxes: $563 / year (2024 tax assessment)
- Date Listed: 8/12/2026
- Price Per Square Foot: $28 / sq. ft.
- Total Livable Area: 2,000 sq. ft. (1,000 sq. ft. footprint across 2 stories)
- Lot Size & Dimensions: 7.80 Acres (340 x 1,020 ft; Level Lot)
- Parcel Number: 13000420002000 (130-004-200-020-00)
- Bedrooms: 4 Bedrooms (2 Main Level, 2 Upper Level)
- Bathrooms: 2 Full Bathrooms
- Year Built: 1900
- Property Sub-Type: Traditional 2-Story Single Family Residence
- Construction Materials: Wood Siding, Composition Shingle Roof
- Parking & Garage: Attached 2-Car Side-Facing Garage (2 Total Spaces)
- Heating System: Forced Air (Propane-fueled)
- Laundry: Main Level Laundry Hookups
- Special Features: Garden Windows, Ceiling Fans, Covered Front Porch
- Utilities: Private Well Water, Private Septic System
- HOA Fees: $0 / Month
- Listing Terms: Cash / Other (Non-Standard Financing)
- Location: Bingham Township, Huron County, MI (Cass City School District)
Interior Layout & Architectural Breakdown
Built in 1900, this 2-story traditional farmhouse offers a spacious 2,000-square-foot interior floor plan across two finished levels. While the home requires a full “gut-and-rebuild” renovation, the structural layout provides a versatile canvas for custom remodeling.
Main Level Features
- Main-Level Bedrooms: Includes two bedrooms on the first floor, providing rare main-level primary bedroom convenience.
- Main-Level Laundry: Features dedicated main-floor laundry connections so you don’t have to carry laundry up and down stairs.
- Kitchen & Living Spaces: Features an open kitchen area fitted with scenic garden windows, ceiling fans, and an adjoining living room area.
- Full Bath: Houses the first of two full bathrooms on the main floor.
- Direct Garage Access: Connects directly into the attached 2-car garage.
Upper Level Features
- Upper Bedrooms: Houses two additional bedrooms on the second level, ideal for family, guests, or home office space.
- Second Full Bath: Outfitted with the home’s second full bathroom shell.
Exterior & Garage Amenities
- Welcoming Front Porch: Features a covered front porch that delivers classic rural curb appeal once restored.
- Side-Facing 2-Car Garage: The attached 2-car garage faces the side of the property, keeping vehicles and lawn equipment protected from harsh Michigan winter snows.
Utility Infrastructure & Systems Reality
Renovating an older rural home requires evaluating existing utility hookups to avoid unexpected budget overruns.
- Heating System: Equipped with a forced-air heating system fueled by propane.
- Water Source: Connected to a private well water system.
- Wastewater System: Utilizes a private septic system.
- Basement & Foundation: Features a crawlspace / partial basement (“Basement: Other”) typical of 1900s Michigan country homes.
Because the property is being sold as a full renovation project, buyers must inspect the condition of the well pump, septic tank, propane furnace, electrical panel, and plumbing lines before closing.
Land Characteristics: 7.8 Acres of Usable Potential
The primary value driver for 2429 W Huron Line Rd is its 7.8 acres of level, cleared land in Michigan’s Thumb region.
Usable Ground & Dimensions
Measuring 340 feet of road frontage by 1,020 feet deep, the parcel offers a deep, private lot set well back from neighboring properties. The cleared, open terrain provides versatile options:
- Hobby Farming & Gardening: Ideal soil and sun exposure for growing crops, establishing orchards, or raising small livestock.
- Outbuildings & Workshops: Ample level ground to construct pole barns, detached workshops, or animal shelters.
- Recreation: Space for riding ATVs, storing campers, or creating outdoor leisure zones.
Included Storage Outbuilding
In addition to the side-loading 2-car attached garage, the grounds feature an existing standalone storage shed, providing lockable storage for riding mowers, tools, and construction materials during the renovation process.
Financial Metrics & Renovation Economics
Analyzing the asking price against local acreage and structure values demonstrates why this listing presents strong value-add potential.
| Financial Metric | Disclosed Figure | Market Context & Investment Reality |
|---|---|---|
| Asking Price | $55,900 | Exceptionally low entry price for 7.8 acres and a 2,000 sq ft home |
| Tax Assessed Value | $37,380 | Reflects baseline unimproved tax valuation |
| Annual Property Tax | $563 / year | Ultra-low annual carrying costs (~$46.91 per month) |
| Price per Sq. Ft. | $28 / sq. ft. | Heavily discounted rate due to required interior renovation |
| Listing Terms | Cash / Other | Requires liquid capital or specialized rehab financing |
| HOA Dues | $0 / Month | Zero ongoing community fees or subdivision restrictions |
Why Is This Property Listed as Cash / Other Terms?
Standard conventional mortgage lenders require homes to be fully habitable, with working heating systems, active plumbing, functional kitchens, and solid roofs. Because this property needs a complete interior overhaul, standard FHA or VA loans will not qualify. Buyers will need cash or specialized hard-money / FHA 203(k) renovation loans to complete the purchase.
Location & Surrounding Community
Situated in Bingham Township near Ubly, Michigan, the property sits in a quiet rural setting in Huron County:
- Cass City School District: Serviced by Cass City Public Schools (Campbell Elementary and Cass City Jr./Sr. High).
- Proximity to Regional Towns: Short drive to Bad Axe for Walmart, dining, healthcare, and home improvement supply stores.
- Thumb Region Recreation: Located roughly 20–30 minutes from Lake Huron beaches, boat launches, and state parks along Michigan’s coast.
Comprehensive Pros vs. Cons Analysis
Key Advantages
- Unbeatable Acquisition Cost: $55,900 for a 2,000 sq ft house on 7.8 acres ($28/sqft).
- Ultra-Low Holding Overhead: Property taxes sit at just $563 per year with zero HOA fees.
- Generous Lot Footprint: 7.8 level, cleared acres (340 x 1,020 ft) ideal for hobby farming or privacy.
- Attached Garage & Outbuilding: Includes a side-facing attached 2-car garage and a separate storage shed.
- Spacious Floor Plan: 4 bedrooms (2 main-level), 2 full bathrooms, and main-floor laundry.
Critical Disadvantages
- Complete Overhaul Required: Needs full interior gut-rehab, including flooring, drywall, kitchen, baths, and mechanical systems.
- Financing Limitations: Requires cash or specialized rehabilitation loans due to current condition.
- System Testing Needed: Well, septic, electrical, and propane forced-air heating systems require professional inspection.
Final Verdict: Is 2429 W Huron Line Rd Worth Buying?
2429 W Huron Line Rd is an outstanding value-add opportunity for real estate flippers, contractors, and handy buyers seeking affordable land in Michigan.
Getting 7.8 acres of usable land with a 2,000-square-foot house frame, attached 2-car garage, main-floor laundry, and $563/year taxes for $55,900 offers massive sweat-equity potential. If you have renovation capital, carpentry skills, or access to trade labor, restoring this Ubly country home can unlock significant equity in Huron County.
Listed on Zillow