Executive Summary & Property Overview
Finding a historic 4-bedroom farmhouse with nearly 8 acres under $60,000 in Michigan is an exceptional real estate opportunity. Located at 2429 W Huron Line Rd, Ubly, MI 48475, this high-potential rural property features a recent $14,000 price cut, dropping the listing price to just $55,900. Furthermore, calculating the valuation breakdown reveals an extraordinarily low cost of approximately $28 per square foot. Consequently, this property delivers a bargain opportunity for house flippers, homesteaders, and real estate investors looking for a blank-slate project.
Situated in Huron County within Michigan’s Thumb region, the 7.8-acre parcel features a 2,000-square-foot traditional two-story residence built in 1900. Specifically, the home offers a 4-bedroom, 2-bathroom layout, an attached 2-car garage, an outbuilding storage shed, and a classic welcoming front porch. Additionally, the broad 340 ft x 1,020 ft level lot has been recently cleaned and cleared, making it immediately ready for hobby farming, gardening, livestock pens, or building custom pole barns. With an exceptionally low annual tax burden of approximately $563 per year, holding costs remain minimal.
However, restoring a 1900-built traditional farmhouse requires methodical technical planning. Therefore, buyers should thoroughly evaluate the foundation, well water system, septic tank status, and complete interior renovation costs before submitting a cash offer.
Key Property Specifications & Listing Snapshot
Below is a detailed breakdown outlining the structural, natural, utility, and financial parameters for 2429 W Huron Line Rd:
- Property Address: 2429 W Huron Line Rd, Ubly, MI 48475
- Asking Price: $55,900 (Reduced by $14,000 on 9/16)
- Price Per Square Foot: $28 / Sqft
- Tax Assessed Value: $37,380 (Annual Taxes: ~$563 / Year)
- Total Acreage: 7.80 Acres (340 ft x 1,020 ft Level Rectangular Lot)
- Total Interior Livable Area: 2,000 Square Feet
- Year Built & Architectural Style: Built in 1900 / Traditional 2-Story Farmhouse
- Bedrooms & Bathrooms: 4 Bedrooms (2 Main Level Bedrooms), 2 Full Bathrooms
- Parking & Storage Assets: Attached 2-Car Side-Entry Garage & Additional Storage Shed
- Heating System: Forced Air Heating System Installed
- Water & Utilities: Private Water Well System (Septic Verification Required)
- HOA Covenants: None ($0/Month)
- Lot Features: Level Terrain, Recently Cleared & Cleaned Acreage
- Listing Terms: Cash & Special Investor Terms
- Listing Date: August 12, 2026
Physical Attributes & Homesteading Potential
Evaluating rural acreage in Huron County requires analyzing soil capability, outbuilding potential, and acreage layout:
1. Expansive 7.8-Acre Cleared Parcel
Rather than small suburban lots, this 7.8-acre property offers true agricultural freedom:
- Cleared & Cleared Topography: The recent land clearing opens up immediate space for vegetable gardens, fruit orchards, or livestock pastures.
- 340 Ft Wide Road Frontage: Broad frontage along W Huron Line Rd provides easy driveway access for farm trucks, RVs, and heavy machinery.
- Hobby Farm Ready: Perfect acreage footprint for raising chickens, goats, horses, or establishing sustainable off-grid food production.
2. Historic Farmhouse Architecture & Layout
- Traditional 1900 Character: Features classic farmhouse lines, wood siding, and a covered front porch offering scenic rural views.
- 2,000 Sqft Footprint: Includes two main-floor bedrooms, allowing for versatile main-level living during stage-by-stage renovations.
Deep Dive: Investment & Renovation Strategy
Restoring a sub-$60k rural property requires balancing purchase price equity against rehab capital expenditure:
Rehabilitation & Value-Add Opportunities:
- Fix-and-Flip Profit Potential: Purchasing at $28/sqft leaves significant profit margin for house flippers restoring country homes in the Thumb region.
- Homestead Customization: Serves as an affordable blank canvas for buyers wanting to design a custom rural estate without high initial land debt.
- Outbuilding Expansion Space: The cleared 7.8 acres easily accommodates building a large pole barn, workshop, or machinery shed.
- Ultra-Low Holding Overhead: Annual property taxes of just ~$563 per year ensure holding expenses remain stress-free during ongoing construction.
Comparative Financial Analysis & Market Valuation
Evaluating Huron County market trends highlights why $55,900 represents an incredible entry price:
| Financial / Property Parameter | 2429 W Huron Line Rd Listing | Regional Huron County Averages | Strategic Value & Investment Outlook |
| Total Asking Price | $55,900 ($14K Cut) | $110,000 – $150,000 | Rare sub-$60k entry price for a 2,000 sqft home with 7.8 acres |
| Price Per Sqft | $28 / Sqft | $70 – $105 / Sqft | Extremely low square-footage cost for a structural 2-story home |
| Annual Property Taxes | ~$563 / Year | $1,200 – $1,800 / Year | Exceptionally low holding costs protect ongoing restoration budgets |
| Land Acreage Included | 7.80 Cleared Acres | 1.0 – 2.0 Acres | Generous land footprint suitable for farming, animals, or workshops |
| Garage & Storage Assets | Attached 2-Car + Shed | Single Car / Carport | Included outbuildings add functional storage from day one |
Due Diligence Checklist for Prospective Buyers
Because this historic 1900 farmhouse is priced as a complete renovation project, prospective buyers should perform systematic due diligence prior to closing:
- Structural & Foundation Inspection: Hire a structural inspector to evaluate the 1900 cellar/basement foundation walls and timber framing joists.
- Well Water Quality & Flow Test: Perform a laboratory water test and flow inspection on the private well system.
- Septic System Evaluation: Verify septic tank location, condition, and perc suitability with the Huron County Health Department.
- Roof & Mechanical Systems Audit: Obtain contractor estimates to replace roof shingles, upgrade electrical panels, and update forced-air heating ductwork.
- Zoning & Outbuilding Guidelines: Check Ubly township regulations regarding livestock keeping, pole barn construction, and setback limits.
Ideal Use Cases & Strategic Buyer Profiles
With 7.8 acres, 2,000 sqft of living space, outbuildings, and a $55,900 price tag, 2429 W Huron Line Rd suits several buyer profiles:
- Real Estate Investor & House Flipper: Ideal for contractors seeking a high-equity restoration project with low initial capital input.
- Aspiring Rural Homesteader: Perfect for buyers wanting to launch a small farm, raise animals, and build a self-sufficient lifestyle.
- DIY Home Buyer: Suitable for handy individuals looking to build sweat equity while living on a spacious rural parcel.
- Low-Overhead Land Holding: Great for buyers wanting tangible Michigan acreage with minimal annual carrying expenses.
Frequently Asked Questions (FAQs)
1. What condition is the interior of the farmhouse in? The 2,000-square-foot home is in clear blank-slate condition and requires a complete full-house renovation before occupancy.
2. How much are the annual property taxes on this parcel? The annual property tax for this 7.8-acre property is exceptionally low, at approximately $563 per year.
3. Are there outbuildings included with the home? Yes. The property includes an attached 2-car side-entry garage and an additional exterior storage shed.
4. Is the acreage forested or cleared? The 7.8-acre lot has been recently cleaned and cleared, offering level, open terrain suitable for immediate use.
5. What financing terms are accepted for this listing? Due to the renovation condition, the property is primarily offered for cash sales or special investor terms.
Final Verdict & Recommendation
At $55,900, the property at 2429 W Huron Line Rd, Ubly, MI represents an extraordinary bargain opportunity in Michigan’s Thumb region. Combining 7.8 cleared acres, a 2,000-square-foot historic farmhouse, an attached 2-car garage, and ultra-low $563 annual taxes, this Huron County listing offers immense upside potential. Consequently, we highly recommend this parcel for flippers, contractors, and homesteaders.
Listed on zillow 2429 W Huron Line Rd, Ubly, MI 48475
Source: MichRIC,MLS#: 26034032
Disclaimer: This analysis is an independent real estate review for educational purposes and does not constitute a formal listing advertisement or financial advice. All property details, taxes ($563/yr), acreage figures (7.8 ac), and structural terms should be verified independently with public records and licensed real estate professionals.
