Imagine owning a secluded A-frame cabin surrounded by more than 10 acres of Michigan woodland, with hundreds of feet of frontage along a quiet Upper Peninsula lake. For buyers searching for an affordable waterfront getaway, a listing near Newberry, Michigan, presents an interesting opportunity—but also several important risks.
Listed at $120,000, the property at 10.33 Highway M28, Newberry, MI 49868, combines a three-bedroom A-frame cabin, approximately 10.33 wooded acres, and roughly 413 feet of frontage on Kaks Lake.
The setting is appealing for buyers interested in outdoor recreation, privacy, and rural property ownership. However, the cabin has reportedly been unused for several years, and its mechanical systems have not been verified. The property is being offered in its current condition, making careful inspection essential.
Rather than treating this as a move-in-ready vacation home, prospective buyers should evaluate it as a lakefront property with an existing structure that may require significant repairs.
Property Overview
| Feature | Details |
|---|---|
| Asking Price | $120,000 |
| Location | 10.33 Highway M28, Newberry, MI 49868 |
| State | Michigan |
| Property Type | A-Frame Single-Family Residence |
| Land Area | 10.33 Acres |
| Lake Frontage | Approximately 413 Feet |
| Lake | Kaks Lake |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Interior Space | 886 Square Feet |
| Year Built | 2015 |
| Heating | Propane Wall Furnace |
| Cooling | None Listed |
| Electricity | Solar Equipment Present; Functionality Unknown |
| Water and Septic | Condition and Availability Unverified |
| Access | Recorded Easement From M-28 |
| Annual Property Tax | Approximately $1,675 |
| HOA | None Listed |
| Condition | Fixer-Upper |
Information is based on the supplied listing details and may change. Buyers should independently verify all property characteristics, legal rights, utilities, and listing status.
An A-Frame Cabin Surrounded by Michigan Woodland
One of the property’s most distinctive features is its A-frame architecture.
The steeply pitched roof, triangular profile, and wooded surroundings give the cabin the appearance of a classic northern Michigan retreat. Its relatively compact footprint could appeal to buyers who prefer a smaller vacation property over a large house with higher maintenance demands.
Built in 2015 according to the listing, the cabin offers approximately 886 square feet of interior space across one-and-a-half levels.
The exterior photographs show light-colored siding, a steep roof, an elevated deck structure, and a narrow wooden walkway leading toward the building. A clearing around the cabin provides some separation from the surrounding forest.
The property is not a conventional suburban home. Its value to a potential buyer may depend as much on the land, waterfront setting, and privacy as on the cabin itself.
That distinction is important because the building requires further evaluation before its usability can be established.
Inside the Three-Bedroom Cabin
Despite its modest size, the cabin has a relatively practical layout.
According to the listing, the main level contains two bedrooms, a full bathroom, a kitchen, and a dining area. Upstairs, there is a third bedroom and a separate living area.
The provided floor plan identifies approximately 587 square feet on the first floor and 299 square feet on the second floor, for a combined total of 886 square feet.
Main-Level Bedrooms and Bathroom
The two main-floor bedrooms are relatively similar in size, measuring approximately 11 to 12 feet along their principal dimensions.
The bathroom contains a bathtub and shower combination, toilet, and sink. Photographs show the fixtures in place, although their operational condition cannot be determined from images alone.
For buyers considering seasonal use, the presence of an existing bathroom is potentially helpful. Nevertheless, the listing specifically states that the seller cannot confirm the condition of the property’s well or septic system.
A functioning bathroom should not be assumed until the water supply, drainage, and septic arrangements have been professionally evaluated.
Kitchen and Dining Space
The kitchen has a narrow, functional layout with upper and lower cabinets, countertops, a sink, and cooking appliances.
The listing identifies a gas refrigerator and stove, suggesting that the property was designed with some level of off-grid or limited-grid functionality in mind.
An adjoining dining area provides space for meals and everyday activities.
However, the condition of the appliances, plumbing, and fuel connections is unknown. Any buyer planning to occupy the cabin should budget for professional inspections and possible replacements.
Upstairs Living Area
The upper level is one of the more appealing interior spaces.
Photographs show a carpeted living area beneath the sloping A-frame roof, with a sliding glass door facing an elevated outdoor deck. The third bedroom features a prominent arched window that brings natural light into the upper floor.
These design elements create an attractive woodland-cabin atmosphere.
Unfortunately, the upstairs deck is specifically identified as unstable. Its presence should be viewed as a repair obligation rather than a usable outdoor amenity.
10.33 Acres of Wooded Land
Beyond the cabin, the property includes approximately 10.33 acres of wooded land.
For someone interested in privacy, nature, or a recreational retreat, this amount of acreage offers substantially more separation from neighbors than a typical residential lot.
The photographs show a dense mixture of trees and undergrowth, with a small cleared area around the house.
Possible recreational uses could include walking, wildlife observation, photography, and maintaining private trails, subject to property boundaries and applicable regulations.
However, the full acreage should not automatically be considered suitable for additional buildings or extensive clearing.
Wetlands, drainage patterns, soil conditions, setbacks, and local land-use rules may restrict what can be done with portions of the property.
A boundary survey and site assessment would help buyers understand the usable land area.
Approximately 413 Feet of Kaks Lake Frontage
The property’s strongest attraction may be its reported frontage on Kaks Lake.
According to the listing, the land includes approximately 413 feet of lake frontage, a notable feature for a property advertised at $120,000.
Aerial photographs show the cabin tucked into the forest, with a path extending toward the lakeshore. The water appears surrounded by natural vegetation and woodland.
The setting may appeal to buyers who enjoy quiet lake environments rather than highly developed waterfront neighborhoods.
However, there are important distinctions between owning lakefront land and having a fully usable recreational shoreline.
Before purchasing, buyers should investigate:
- Whether the full advertised frontage is included within the deeded property boundaries.
- Whether the shoreline is accessible throughout the year.
- Whether wetlands or protected habitat affect development or clearing.
- Whether a dock, shoreline improvement, or other structure would require permits.
- Whether swimming, boating, and fishing are practical and permitted at this location.
- Whether the lake’s depth, water quality, and seasonal conditions suit the buyer’s intended use.
The photographs alone cannot establish these characteristics.
Michigan waterfront properties can be subject to environmental and shoreline regulations, so buyers should confirm requirements with the appropriate local and state authorities.
Understanding the $120,000 Asking Price
At an asking price of $120,000, the property works out to approximately $11,617 per acre when the entire purchase price is divided by 10.33 acres.
This calculation includes the cabin and any other property improvements. It should not be interpreted as a market valuation of the vacant land alone.
The advertised price also equals approximately $135 per square foot of cabin interior space.
Neither figure is sufficient to determine whether the property is a bargain.
A more useful comparison would examine recent sales of similar Upper Peninsula properties with lake frontage, comparable acreage, legal access, and buildings in similar condition.
A property with functioning utilities and safe structures may justify a different price from one requiring extensive restoration.
The most important financial question is not simply whether $120,000 seems affordable, but how much additional money may be needed to make the property safe and suitable for its intended use.
The Biggest Concern: Unsafe Decks and Walkways
One issue deserves particular attention.
The listing explicitly warns that the decks leading to the cabin and extending from the upstairs living area are in significant disrepair and are unstable.
The seller advises buyers and agents not to access these structures.
Exterior photographs show elevated wooden platforms, supports, and walkways that would require a thorough structural assessment.
Deteriorated decks can present serious fall and collapse hazards, especially where support posts, framing, connections, and foundations have been exposed to weather for years.
Buyers should not attempt to test or use the decks during a viewing.
A qualified contractor or structural professional should determine whether repairs are feasible or whether complete replacement is necessary.
Replacement costs could vary considerably depending on the design, height, site access, local labor availability, and permitting requirements.
This is a major potential expense that should be considered before making an offer.
Solar Power and Off-Grid Utility Questions
The listing indicates that solar panels and batteries are present, but their condition and functionality are unknown.
It also states that conventional electricity is not available at the property.
That makes the energy system a critical part of the purchase evaluation.
A buyer should confirm the age, capacity, wiring, and operational status of the solar equipment. Batteries can deteriorate during extended periods of inactivity, and electrical components may require repair or replacement.
Photographs of the utility area show batteries, wiring, and other equipment, but images cannot establish whether the system is safe or functional.
A licensed electrician experienced with off-grid installations should inspect the setup.
The propane wall heater, cooking appliances, and any fuel storage or connections also need evaluation.
Michigan’s Upper Peninsula experiences cold winters, so reliable heating and power are especially important for anyone considering use outside the warmer months.
Water, Septic, and Mechanical Systems Remain Unverified
The seller reportedly has no knowledge of the condition of a well or septic system.
This uncertainty could materially affect the property’s cost and usability.
Before closing, buyers should determine whether a legal, functioning water source exists and whether the wastewater system is properly installed and operational.
Depending on the findings, additional expenses might include water testing, well repairs, a new well, septic inspection, or replacement of wastewater components.
The property’s plumbing should also be checked for damage associated with long periods of nonuse and winter freezing.
The fact that a sink, bathtub, toilet, and appliances are visible in photographs does not establish that the utilities are currently functional.
For this property, utility verification is not a minor detail. It is central to determining whether the cabin can be occupied.
Legal Access From Highway M-28
Another important feature is the reported legal access from Highway M-28 through a recorded easement.
The parcel map provided with the listing illustrates an access route from M-28 toward the property, while also identifying an area associated with public access near M-117.
Buyers should carefully distinguish between these access arrangements.
A recorded easement can provide an enforceable right of access, but the specific deed language determines its location, permitted uses, width, and any maintenance obligations.
Before purchasing, buyers should obtain the recorded easement documents and have a title professional or real estate attorney review them.
They should also investigate road surface conditions, winter maintenance, snow removal, and whether emergency vehicles can reach the cabin.
Legal access does not necessarily mean convenient year-round access.
Property Taxes and Ownership Expenses
The listing reports annual property taxes of approximately $1,675.
That amount is useful as a reference, but a future owner’s tax bill could differ.
Michigan property taxes can change following a transfer of ownership, depending on taxable value, applicable exemptions, and local assessments.
Buyers should contact the relevant local assessing authority for a more reliable estimate of future taxes.
Other ownership expenses may include property insurance, propane, solar-system maintenance, road upkeep, snow removal, vegetation management, and ongoing building repairs.
Waterfront insurance requirements and coverage availability should also be checked before closing.
Could This Property Work as a Vacation Cabin?
The combination of a wooded setting, lake frontage, and A-frame architecture makes the property interesting for recreational use.
A restored cabin could potentially serve as a seasonal retreat for someone seeking privacy and outdoor activities.
The three-bedroom layout may also provide flexibility for family visits or guests.
However, the property should not be considered ready for occupancy based solely on the photographs.
The unstable decks, uncertain utilities, and years of nonuse are substantial concerns.
Any plan involving vacation rentals would require additional research into local rules, insurance, permitting, operational costs, and actual rental demand.
No rental income or investment return is guaranteed.
Important Due Diligence Before Buying
Prospective buyers should prioritize several investigations before committing to this property.
Building condition: Arrange a comprehensive inspection of the cabin, including the roof, foundation or crawl space, moisture intrusion, structural framing, and evidence of deterioration.
Deck safety: Obtain a professional assessment of all elevated decks, supports, and wooden access walkways. Do not use the structures identified as unsafe.
Electrical system: Verify the solar panels, batteries, wiring, and any backup power arrangements.
Water and septic: Confirm whether functioning systems exist, whether they are permitted, and what repairs or replacements may be necessary.
Lake frontage: Obtain a survey and verify the actual shoreline boundaries, access, and any restrictions.
Legal access: Review the recorded easement from M-28 and investigate road maintenance responsibilities.
Environmental considerations: Check for wetlands, flood hazards, shoreline restrictions, and limitations on land disturbance.
Financing and insurance: Speak with lenders and insurers early. The cabin’s condition and uncertain utilities may affect financing eligibility and insurance coverage.
Total renovation budget: Obtain written contractor estimates and include a contingency for unexpected problems.
These steps can help buyers avoid underestimating the real cost of ownership.
Final Thoughts: An Interesting Michigan Lakefront Opportunity With Serious Trade-Offs
At $120,000, this Newberry-area property brings together several features that can be difficult to find in one listing: an A-frame cabin, more than 10 wooded acres, and approximately 413 feet of Kaks Lake frontage.
The woodland setting, distinctive architecture, and relative privacy give the property genuine recreational appeal.
But the asking price is only the beginning of the financial picture.
The cabin has been unused for years, its utility systems are unverified, and the decks are reportedly unsafe. These issues could require substantial spending before the property is suitable for regular use.
For a buyer with renovation experience, adequate reserves, and a willingness to investigate the property carefully, it may be worth exploring.
For someone seeking an immediately usable, low-maintenance waterfront home, the risks could outweigh the attractions.
Ultimately, the property’s appeal lies in its combination of land, waterfront access, and restoration potential—not in any guarantee of easy or inexpensive ownership.
View the original property listing: 10.33 Highway M28, Newberry, MI 49868 — Zillow
Disclaimer: This article is for general educational and informational purposes only. It is an independent property analysis, not a real estate advertisement, appraisal, inspection report, financial recommendation, or guarantee of investment performance. Property details, asking price, availability, and conditions may change. Readers should verify information with the listing agent, public records, and qualified professionals before making any purchasing decision. This website is not affiliated with Zillow or the property seller.
