Priced at $84,900—which calculates to $4,077.81 per acre—this 20.82-acre riverfront recreational parcel on Glenrose Drive in Wolverine, Michigan (ZIP 49799, Cheboygan County) offers a private off-grid camp setup featuring over 1,100 feet of direct frontage on the Little Pigeon River. Originally listed on July 15, 2026, for $95,000, the asking price was reduced by -$10,100 (-10.6%) on September 27, 2026.
Situated 3 miles from Interstate 75 and adjacent to over 55,000 acres of state land, the tract features rolling wooded hills, mature timber, and an insulated off-grid gambrel cabin with loft sleeping quarters, propane heat, and a portable water system. Critical Legal Note: The seller discloses that this parcel is technically landlocked without legally deeded access, with current ingress/egress utilized via a gas line easement permission.
Core Property Specifications & Technical Baseline
Evaluating Cheboygan County public property records (Parcel APN: 25102310002700) and regional MichRIC MLS disclosures establishes the technical baseline parameters for this Wolverine acreage.
Site Infrastructure, Water Assets, & Access Analysis
1. Off-Grid Gambrel Cabin Quarters
- Cabin Layout & Interior: The site features a gambrel-style wooden hunting cabin equipped with tongue-and-groove wood wall paneling, ceiling framing, a loft sleeping area, built-in lower bunk beds, living area seating, and a kitchenette setup.
- Power & Water Infrastructure: Mechanicals rely on an off-grid setup utilizing a portable generator connection, propane heating, and a portable water holding system.
2. Little Pigeon River Frontage
- 1,100+ Feet Waterfront: The parcel spans over 1,100 linear feet of high-bank frontage along the Little Pigeon River, a designated cold-water stream suitable for trout fishing, kayaking, and wildlife observation.
- Elevated Building Bench: High-bank topography keeps the primary cabin site elevated safely out of high-water flood zones while offering panoramic river views.
3. Legal Access Status & Gas Line Easement
- Landlocked Disclosures: The parcel lacks a legally recorded deeded right-of-way to a public road.
- Gas Line Ingress/Egress: Physical access is currently gained via an informal or permissive agreement along an adjoining gas line right-of-way easement. Securing a permanent recorded access easement or necessity easement is a primary consideration for long-term valuation.
Unbundled Valuation & Asset Allocation Breakdown
To evaluate the $84,900 asking price, the property’s acquisition cost can be unbundled across raw acreage (factoring in the landlocked discount), river frontage, structural improvements, and regional state land proximity:
Projected Capital Expenditure (CapEx) & Legal Budget
For buyers seeking to legalize access and upgrade the off-grid camp:
Regional Comparative Market Analysis (CMA)
Comparing Glenrose Drive against recent acreage listings in Wolverine and Cheboygan County illustrates how landlocked status impacts market pricing:
Valuation Takeaways
- 45.6% Discount vs. Deeded Waterfront: At $4,077.81 per acre, this parcel trades at a 45.6% discount compared to the regional median benchmark of $7,500/acre for deeded riverfront land in Cheboygan County, directly reflecting the landlocked title constraint.
- Access Legalization Value Opportunity: If a buyer can successfully negotiate and record a permanent deeded ingress/egress easement across adjoining land, the property’s market value could appreciate toward fully deeded comps ($150,000+ total value basis).
Strategic Advantages vs. Critical Risk Factors
Strategic Advantages (Pros)
- Substantial River Frontage: Over 1,100 feet along the Little Pigeon River for recreational fishing and kayaking.
- Turnkey Recreational Cabin: Insulated gambrel hunting cabin with sleeping loft, propane heating, and lower bunk space.
- Immediate Proximity to Public Land: Located near 55,000+ acres of Michigan state forestland and 3 miles from I-75.
- Negligible Carrying Costs: Annual property taxes are just $444.00/year ($37/mo) with $0 HOA fees.
Critical Risk Factors (Cons)
- Landlocked Title Status: Lack of legally deeded access limits conventional mortgage financing and title insurance options.
- Easement Revocation Risk: Permissive gas line access can be subject to corporate policy changes or landowner disputes if not legally recorded.
- Cash Requirement: Listed under cash terms due to lack of deeded road frontage.
Target Buyer Compatibility Matrix
Essential Buyer Due Diligence Roadmap
- Review Gas Line Easement Documentation: Obtain written documentation of the gas line company’s permission for vehicular crossing and verify rights-of-way.
- Explore Deeded Easement Negotiations: Consult a Michigan real estate attorney to evaluate the feasibility and cost of acquiring a formal deeded easement from neighboring property owners.
- Conduct Boundary & River Survey: Engage a licensed surveyor to locate corner monuments and establish exact boundaries along the 1,100+ feet of river frontage.
- Audit Cheboygan County RES ACG Building Regulations: Confirm local zoning setbacks from the Little Pigeon River for future off-grid structure modifications.
Glenrose Drive in Wolverine, MI, presents a discounted waterfront recreational parcel in Cheboygan County. Offered at $84,900 ($4,077.81/acre) for 20.82 acres, its primary value rests in its 1,100+ feet of Little Pigeon River frontage, equipped off-grid gambrel cabin, proximity to 55,000+ acres of state land, and $444/year holding taxes. For cash buyers, hunters, or land investors comfortable navigating its landlocked access status, this property offers significant riverfront asset value at an entry price point.
Listed on Zillow