10-Acre Michigan Riverfront Fixer-Upper With Ranch Home and Endless Potential

A Rare Opportunity to Create Your Own Country Retreat

 

 

A unique real estate opportunity is now available in Croswell, Michigan, offering a combination that can be difficult to find at an accessible price point: a spacious ranch-style home, approximately 10 acres of land, river frontage, and substantial renovation potential. Priced at $199,900, this property presents an opportunity for buyers who are looking beyond a conventional residential lot and want room to create something more personal.

The two-bedroom, two-bathroom home contains approximately 1,750 square feet of finished living space and sits on a large rural parcel along a paved road. The property also offers approximately 1,000 feet of road frontage, wooded portions, a private well and septic system, an attached garage, and views toward the Black River.

Rather than presenting itself as a turnkey luxury home, this property is better understood as a blank canvas. The listing describes it as a fixer-upper with plenty of possibilities for renovation and customization. That makes it particularly interesting for buyers who enjoy home improvement projects, buyers searching for a rural homestead, hobby-farm enthusiasts, recreational property seekers, and individuals who want to design a country residence around their own lifestyle.

The combination of acreage and riverfront setting gives this property an additional dimension that a typical fixer-upper cannot offer. The house can be improved over time while the surrounding land provides privacy, outdoor space, recreation, gardening opportunities, and room to develop a long-term vision.

Property Overview

Located in the Croswell area of Michigan, this single-family ranch property offers a one-level layout that can be practical for a wide variety of homeowners. All two bedrooms and both full bathrooms are located on the main level, creating an accessible floor plan without requiring residents to regularly navigate multiple stories.

The home includes a large family room, living room, dining room, kitchen, two bedrooms, and two full bathrooms. The total interior livable area is listed at approximately 1,750 square feet, while the total structure area is approximately 2,750 square feet.

That difference may provide buyers with additional areas to investigate during a property inspection. The listing information identifies the basement area as crawl space and reports no finished area below ground, so prospective buyers should carefully confirm exactly how the total structure area is calculated and what portions of the structure are usable.

The property is offered under a trust ownership structure and is being marketed with cash and conventional financing terms. Buyers should independently confirm financing eligibility, property condition, and lender requirements before making an offer.

Approximately 10 Acres of Rural Land

One of the strongest features of this property is the land.

The listing identifies the parcel as approximately 10 acres, with a deep and irregular configuration. The land is described as wooded and rural, creating a setting with significantly more space than a conventional suburban property.

For buyers searching for acreage in Michigan, land size can dramatically change the way a property is used. Ten acres can provide separation from surrounding properties while leaving room for gardens, trails, outdoor recreation, storage, equipment, and other personal projects, subject to local regulations and property restrictions.

The listing also states that splits are available, which could be an interesting consideration for buyers with long-term land-planning goals. However, any potential division of the property should be investigated carefully. Parcel splits can be subject to township or county regulations, minimum lot sizes, access requirements, septic requirements, zoning restrictions, surveys, and other approvals.

The acreage is therefore best viewed as a major potential asset rather than an automatic development opportunity.

Black River Frontage and Water Views

Perhaps the most distinctive feature of the property is its relationship with the Black River.

The listing identifies the property as riverfront and states that it has approximately 1,000 feet of frontage. River views are also specifically listed among the property’s features.

For a buyer looking for a peaceful rural environment, water can add an entirely different character to the land. Instead of simply looking out across neighboring homes or fields, residents may have access to a natural landscape that changes throughout the seasons.

A riverfront setting can also create opportunities for outdoor enjoyment, wildlife observation, photography, walking, relaxation, and other recreational activities. The exact permitted uses of the shoreline should be confirmed with the appropriate local authorities, particularly regarding docks, water access, structures, grading, vegetation removal, and environmental considerations.

The riverfront component is one of the reasons this property stands out among ordinary fixer-upper listings. Buyers are not simply purchasing a house that needs work; they are purchasing a larger rural setting with a natural feature that could become central to the property’s future appeal.

A Spacious Ranch-Style Home

The house itself is a one-story ranch-style residence constructed with brick and metal siding.

Ranch homes remain popular among buyers who value single-level living because the main living areas, bedrooms, and bathrooms can all be located on the same floor. Here, both bedrooms and both full bathrooms are listed on the main level.

The approximately 1,750 square feet of finished living space provides enough room for a comfortable residence while still leaving opportunities for modernization.

The home includes several generously sized living areas, including a 312-square-foot family room and a 252-square-foot living room. These spaces give future owners flexibility when determining how the interior should function.

Depending on the buyer’s renovation plan, one room could serve as a traditional living room while the other becomes a media room, recreation area, home office, hobby space, or additional gathering area.

Large Family Room for Flexible Living

The family room is one of the largest spaces inside the house, measuring approximately 24 by 13 feet according to the listing information.

A room of this size can accommodate a variety of layouts. A future homeowner could use it as a traditional family gathering space with comfortable seating and entertainment equipment, or redesign it around a specific lifestyle.

For someone working from home, part of the space could potentially support an office or creative workspace. For a household with children, it could become a recreation room. For someone interested in rural living, it might serve as a combination lounge and hobby area.

The possibilities depend heavily on the existing condition of the room and the buyer’s renovation budget, but the size provides a strong starting point.

Living Room and Dining Room

The approximately 252-square-foot living room provides another substantial interior space.

Its size allows buyers to think beyond basic furniture placement. With thoughtful renovation, a large living room can become a comfortable central gathering area with room for seating, entertainment, bookshelves, or other design elements.

The approximately 150-square-foot dining room adds another dedicated area for meals and entertaining.

A future renovation could focus on improving the relationship between the kitchen, dining room, living room, and family room. Depending on the existing floor plan and structural configuration, some homeowners may consider creating a more open feeling while others may prefer preserving separate rooms.

Any wall removal or structural changes should be evaluated by qualified professionals before construction begins.

Kitchen With Renovation Potential

The kitchen is listed at approximately 200 square feet, with dimensions of about 20 by 10 feet.

The property currently includes a dishwasher, range/oven, and refrigerator. This provides a functional starting point for a renovation, although buyers should inspect the age, condition, and operation of each appliance rather than assuming that everything is in working order.

A kitchen renovation can range from simple cosmetic improvements to a complete redesign. Depending on the existing cabinetry, countertops, plumbing, electrical system, flooring, and layout, buyers could consider updating finishes, improving storage, modernizing appliances, replacing lighting, or reconfiguring the workspace.

Because this is a fixer-upper, the kitchen should be included in a comprehensive inspection and renovation assessment before determining the total investment required.

Two Main-Level Bedrooms

The property offers two bedrooms, both positioned on the main level.

The primary bedroom is approximately 182 square feet, measuring around 14 by 13 feet. That provides a substantial amount of space for a bed, furniture, storage, and potentially a small sitting area depending on the final layout.

The second bedroom is approximately 110 square feet, measuring about 10 by 11 feet. It could function as a traditional bedroom, guest room, home office, hobby room, or flexible living space.

Having two bedrooms and two full bathrooms can be particularly useful for homeowners who want separation between their primary living quarters and guest accommodations.

Two Full Bathrooms

Both bathrooms are located on the main level, and both are identified as full bathrooms.

The first bathroom is listed at approximately 25 square feet, while the second is approximately 42 square feet. Although the spaces are relatively compact, having two full bathrooms can be a significant practical advantage.

For a renovation-minded buyer, bathrooms are often areas where modern fixtures, flooring, lighting, ventilation, storage, and finishes can substantially change the overall appearance of a home.

As with the rest of the property, the actual condition of plumbing, fixtures, walls, floors, ventilation, and electrical components should be professionally evaluated.

Heating and Cooling

The home is listed with forced-air heating powered by natural gas.

Natural gas forced-air systems can provide efficient and consistent heating when properly maintained, but buyers should determine the age and condition of the furnace and associated ductwork.

Cooling is listed as ceiling fan(s), rather than central air conditioning. For Michigan buyers, this may be manageable depending on personal preferences and seasonal usage, but anyone considering the property should evaluate whether additional cooling would be desirable.

A future owner could investigate options such as central air, ductless systems, or other cooling solutions depending on the existing infrastructure and budget.

Attached Garage and Parking

The property includes an attached garage with approximately 2.5 garage spaces listed, along with three total parking spaces.

For a rural property, garage and parking capacity can be especially valuable. Homeowners living on acreage often have additional equipment, recreational vehicles, tools, lawn equipment, seasonal items, or workshop materials that require storage.

The garage could potentially serve not only as vehicle protection but also as a workshop or storage area, subject to its current configuration and local requirements.

Before purchasing, buyers should inspect the garage structure, doors, electrical system, foundation, roof connections, drainage, and any signs of moisture.

Outdoor Living Space

The property includes a patio and porch, creating opportunities for outdoor living.

With 10 acres and river views, outdoor space could become one of the most enjoyable aspects of a future renovation. A buyer might eventually create a more defined outdoor entertaining area, garden space, seating area, fire pit area, or landscaped approach, provided all improvements comply with applicable regulations and environmental requirements.

The existing wooded portions of the property can also contribute to a more private rural atmosphere.

Because the land includes river frontage, buyers should pay particular attention to drainage, erosion, flood-related considerations, shoreline conditions, and any applicable environmental regulations.

Private Well and Septic System

The property uses a private well for water and a septic tank for wastewater.

These systems are common in rural Michigan properties, but they also require careful due diligence.

Prospective buyers should arrange appropriate inspections and testing of the well and septic system before closing. Well water quality, well production, pump condition, pressure systems, septic tank condition, drain field performance, and permitting records can all be important considerations.

A rural property can offer greater independence from municipal utility systems, but homeowners are generally responsible for maintaining private infrastructure.

A Property for Buyers Who Want to Renovate

This property is not primarily about moving in and changing nothing.

It is about potential.

The listing specifically describes the residence as a fixer-upper and encourages buyers to bring their ideas, tools, and imagination. That makes it a natural candidate for someone who enjoys renovation projects and wants to customize a home instead of purchasing a finished product.

Renovation-minded buyers should approach the project systematically.

A useful first step is a professional inspection. Structural systems, roof condition, foundation, electrical components, plumbing, HVAC, insulation, windows, doors, moisture levels, septic systems, and well systems should all be reviewed.

Once the condition is understood, buyers can separate improvements into categories such as immediate safety repairs, essential mechanical upgrades, cosmetic improvements, and optional lifestyle projects.

This approach can make a large renovation more manageable.

Potential as a Country Homestead

The property could appeal strongly to buyers interested in a rural homestead lifestyle.

Ten acres can provide room for gardening, outdoor activities, recreational space, and other projects that may be difficult to pursue on a small residential lot.

The rural location combined with river frontage and wooded land creates an environment that may appeal to people seeking more privacy and a stronger connection to nature.

Anyone planning agricultural activities, livestock, structures, commercial uses, or extensive land improvements should verify zoning and local regulations first. The listing identifies the zoning description as recreational, so buyers should obtain official confirmation of permitted uses before making plans.

Potential for a Hobby Farm or Recreational Retreat

Another possible use is a hobby farm or recreational retreat.

The acreage provides considerably more room than a standard residential property, and the riverfront setting can add recreational value. Depending on local rules and the property’s physical characteristics, future owners may envision gardens, trails, outdoor gathering spaces, or other personal-use improvements.

The listing’s description of the property as suitable for a peaceful country retreat reinforces the lifestyle potential.

However, buyers should distinguish between what is physically possible and what is legally permitted. Zoning, wetlands, setbacks, septic limitations, access requirements, and environmental restrictions may affect future improvements.

Investment and Long-Term Value Considerations

At a list price of $199,900, this property may also attract buyers who think about long-term real estate value.

The important point is that investment potential should be evaluated through the entire property rather than the house alone.

The acreage, river frontage, road access, existing structure, garage, utilities, and renovation requirements all contribute to the overall equation.

A buyer considering the property as an investment should create a detailed renovation budget before determining whether the asking price fits the intended strategy. Costs can include roofing, electrical work, plumbing, HVAC, windows, insulation, flooring, cabinetry, bathrooms, exterior work, landscaping, septic repairs, well work, permits, professional services, and contingency reserves.

Real estate returns are never guaranteed, and future property values depend on market conditions, location, improvements, demand, financing costs, and many other factors.

Why the Acreage May Matter More Than the House

One of the most interesting ways to view this property is as an acreage purchase that includes a house rather than simply a house purchase.

The approximately 10-acre parcel gives the buyer a much larger canvas.

The riverfront component makes the land even more distinctive. A buyer could renovate the existing home gradually while enjoying the property’s outdoor characteristics from day one.

For some purchasers, that combination may be more appealing than buying a fully renovated home on a much smaller parcel.

Location in Croswell, Michigan

The property is located in the Croswell area of Michigan, offering a rural setting for buyers who prefer acreage and open space.

Croswell provides a small-town environment while the surrounding region offers a variety of agricultural, recreational, and natural landscapes.

For prospective buyers, location should be evaluated according to daily driving patterns, employment, shopping, healthcare, schools, recreation, and other personal priorities.

Because this is a rural property, buyers should also consider commuting distances and accessibility during different seasons.

The paved road frontage is a practical feature, particularly for year-round access.

Important Due Diligence Before Buying

A property with this much land and renovation potential deserves careful research.

Prospective buyers should consider verifying:

• Exact acreage and parcel boundaries
• River frontage and shoreline boundaries
• Floodplain or flood-risk information
• Zoning and permitted uses
• Potential parcel splits
• Well condition and water quality
• Septic system condition and permits
• Electrical service
• Natural gas availability and system condition
• Heating system age and performance
• Roof condition
• Foundation and structural integrity
• Basement or crawl-space condition
• Drainage and moisture concerns
• Property taxes
• Survey information
• Easements and access rights
• Any deed restrictions
• Insurance availability and costs
• Renovation permits and requirements
• Existing appliances and mechanical systems

A qualified home inspector, contractor, septic professional, well specialist, and other appropriate professionals can help buyers understand the property before making a major financial commitment.

Property Facts at a Glance

Price: $199,900

Location: Croswell, Michigan

Property Type: Single-Family Residence

Architectural Style: Ranch

Bedrooms: 2

Bathrooms: 2 full bathrooms

Main-Level Bedrooms: 2

Main-Level Bathrooms: 2

Finished Living Area: Approximately 1,750 square feet

Total Structure Area: Approximately 2,750 square feet

Lot Size: Approximately 10 acres

River: Black River

River Frontage: Approximately 1,000 feet listed

Heating: Forced Air, Natural Gas

Cooling: Ceiling Fans

Garage: Attached, approximately 2.5 spaces listed

Total Parking: 3 spaces

Water: Private Well

Sewer: Septic Tank

Exterior: Brick and Metal Siding

Stories: One

Outdoor Features: Patio and Porch

Views: River

Zoning Description: Recreational

HOA: None listed

Annual Property Tax: Approximately $2,856

Listing Terms: Cash and Conventional

Road Surface: Paved

Who Might Find This Property Appealing?

This property could be particularly interesting to several types of buyers.

A renovation enthusiast may appreciate the opportunity to redesign a home according to personal preferences.

A rural lifestyle buyer may value the combination of acreage, privacy, wooded land, and river views.

A homesteader may see potential in the 10-acre setting for gardens and other permitted rural activities.

A recreational property buyer may be attracted to the natural surroundings and riverfront setting.

A long-term homeowner may prefer buying a property with room to grow rather than a finished home on a small lot.

An investor or experienced renovator may evaluate the property based on acquisition cost, renovation expenses, comparable sales, and the potential value of the completed property.

Each buyer should conduct independent financial and property due diligence before deciding whether the opportunity fits their goals.

Final Thoughts

This Croswell, Michigan property offers something that many fixer-uppers simply cannot provide: space.

For $199,900, buyers are looking at approximately 10 acres, a 1,750-square-foot ranch-style home, two bedrooms, two full bathrooms, an attached garage, a paved-road setting, wooded land, and Black River frontage.

The home needs vision and renovation, but that is also what creates its potential. Instead of inheriting someone else’s finished design choices, a new owner could gradually transform the property into a personalized country residence, recreational retreat, homestead, or hobby property.

The river views and substantial acreage add another layer of appeal, creating opportunities for outdoor living and privacy that are difficult to replicate on a standard residential parcel.

At the same time, this is a property that should be approached carefully. Buyers should not underestimate the costs associated with renovating an older or distressed home, maintaining private well and septic systems, or improving a large rural parcel. Professional inspections, zoning verification, surveys, utility evaluations, and detailed renovation estimates can help establish a realistic budget.

For the right buyer, however, the combination of land, water, an existing home, and customization potential could make this a compelling Michigan real estate opportunity.

The biggest attraction may ultimately be the freedom to create something of your own. With approximately 10 acres surrounding the home and the Black River contributing a distinctive natural setting, this property offers considerably more than four walls and a roof. It offers the possibility of building a lifestyle around the land.

Disclaimer: Property information, dimensions, acreage, utilities, zoning, river frontage, taxes, and other details should be independently verified by prospective buyers and their representatives. Renovation costs and future property values can vary significantly. Any potential use, development, parcel split, agricultural activity, recreational improvement, or additional construction should be confirmed with the appropriate local authorities before purchase.

 

 

Listed on Zillow