Finding 120 continuous acres of wilderness surrounded by national forest land, complete with an off-grid cabin, private pond, and tax-saving forestry status for under $200,000 is an exceptional find in Michigan’s Upper Peninsula (U.P.). Listed at $189,900, the property located at 6881 E Forest Road 4 Lot S2-3, Marenisco, MI 49947 offers an ideal base camp for hunters, anglers, off-grid preppers, and timber investors in Gogebic County.
Featuring a permitted 14×35 (504 sq. ft.) off-grid cabin set within the Ottawa National Forest, this acreage combines extreme privacy with water features, wildlife, and low holding costs via Michigan’s Qualified Forest Program (QFP).
Below is an in-depth breakdown of the property specifications, core pros and cons, pricing metrics, and a definitive purchase verdict.
Property Specifications at a Glance
| Metric / Feature | Property Details |
| Listing Price | $189,900 |
| Location | 6881 E Forest Road 4 Lot S2-3, Marenisco, MI 49947 (Gogebic County) |
| Total Lot Size | 120.00 Acres (Rolling Hardwood/Softwood Timber & Wetlands) |
| Cabin Footprint | 504 Sq. Ft. (14×35 Permitted Off-Grid Cabin on Washed Stone Base) |
| Surrounding Land | Situated within Ottawa National Forest (Adjacent to Public Land) |
| HVAC & Heating | Wood Burning Stove & Propane Setup |
| Power Infrastructure | Pre-Wired for 110V Electricity (Generator Tie-In Ready) |
| Water / Waste Setup | Private On-Site Pond, Creeks / Permitted Outdoor Privy (No Well) |
| Special Land Program | Qualified Forest Program (QFP) (Significantly reduces property taxes) |
| Access Requirements | Gated Access; USFS Special Use Permit Required for Road Access |
The Pros: Why This Marenisco Acreage Offers High Value
1. Outstanding Per-Acre Price Point ($1,582 / Acre)
The primary financial asset of this listing rests in the raw land scale relative to the price tag:
- Below Market Value: At $189,900 for 120 acres, you are acquiring the land, a permitted 504 sq. ft. cabin, private pond, stream frontage, generator wiring, and privy at roughly $1,582 per acre. In Gogebic County, recreational timberland with water features and structures frequently trades between $2,000 and $2,800 per acre.
- QFP Tax Reduction: The land is enrolled in Michigan’s Qualified Forest Program (QFP). This program grants an exemption from the local school operating tax (up to 18 mills), keeping annual property taxes exceptionally low in exchange for active forest management.
2. Permitted Off-Grid Cabin Infrastructure
Developing off-grid structures in deep wilderness often involves complex zoning and material transport hurdles. This property comes pre-equipped:
- 504 Sq. Ft. Cabin: Built on a graded washed-stone base, the 14×35 cabin features wood flooring, a wood-burning stove, built-in bunkbeds, and full 110-volt wiring ready for a portable generator.
- Permitted Outbuildings: Includes a permitted outdoor privy (outhouse) and generator connections, allowing for immediate seasonal use on closing day.
3. Exceptional Hunting, Fishing, and Water Assets
- In-Hold Property Surrounded by Public Land: Situated within the Ottawa National Forest, your hunting grounds extend far beyond your deeded 120 acres into thousands of acres of public land. The seller has documented moose, bear, whitetail deer, and grouse on site.
- Water Features: Features a small private pond on the acreage, bordered by streams, and sits just minutes from major fishing lakes including Stateline, Gaylord, Pomeroy, and Little Oxbow Lakes.
The Cons: Access Permits & Utilities
1. USFS Special Use Permit Access Requirement
- Gated Federal Access: Because the property is tucked inside the Ottawa National Forest, access is gated. The buyer must apply for and verify a Special Use Permit directly through the U.S. Forest Service (USFS) to secure motorized access rights across federal forestry roads.
2. Lack of Drilled Well Water
- Water Hauling Required: While the cabin has pond and stream water nearby, there is no drilled well or running interior plumbing. Bringing in a code-compliant well in this area will require a site assessment and capital allocation ($8,000–$14,000).
Financial Analysis & Value Breakdown
| Property Attribute | Specifications & Legal Details | Key Investor Takeaway |
| Total Shared / Deeded Area | 120.00 Continuous Acres | Massive private timberland & wildlife corridor |
| Surrounding Land Type | Ottawa National Forest | Direct boundary contact with federal wilderness |
| Cabin Structure | 504 Sq. Ft. (14×35) | Fully permitted, wired for 110V generator power |
| Tax Exemption Status | Enrolled in Michigan QFP | Exempt from school operating tax (~18 mills savings) |
| Water Assets | Private Pond & Creeks | Ideal wildlife attraction and water source |
| Access Governance | USFS Special Use Permit | Motorized road access governed by USFS |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
| Principal & Interest | $973 / Month | Based on $189,900 purchase price with 20% down payment (Land/Cash Loan) |
| Property Taxes | ~$75 / Month | Estimated reduced tax rate via Michigan QFP Enrollment |
| Hazard / Structure Insurance | $60 / Month | Estimated seasonal cabin policy |
| Total Estimated Carrying Cost | ~$1,108 / Month | Excludes variable propane, fuel & maintenance expenses |
Valuation Takeaway:
Valuing the 120 acres of timberland conservatively at $1,300 per acre assigns $156,000 in raw land value. This leaves just $33,900 for the 504 sq. ft. cabin, stone foundation prep, generator wiring, privy, and private pond excavation. Building a matching cabin shell in the deep U.P. wilderness today would easily exceed $50,000 in material transport and labor costs alone.
Final Verdict: Should You Buy This Property?
Verdict: YES — an outstanding buy for hunters, off-grid preppers, or land investors seeking 120 private U.P. acres under $200,000.
- Pass If: You require year-round paved road access maintained by the county, grid electricity, or standard municipal water/septic systems.
- Buy If: You have liquid cash or specialized land financing, want a private 120-acre hunting camp inside national forest land, and value the low tax rates provided by the QFP program.
Suggested Action:
Before submitting a final contract, contact the local U.S. Forest Service ranger district in Watersmeet/Marenisco to review the process for transferring or issuing the Special Use Access Permit. Offer between $172,000 and $180,000 with a contingency window for permit verification and a timber evaluation.
Listed on Zillow