Character Home, Historic, Barn
1905 Adrian House with Pole Barn, Hardwood Floors, and New Mechanicals — $114,900
6
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 7 | 1905 home, hardwood floors, pole barn, 1363 sqft, 3BR, fenced yard |
| Condition | 25% | 7 | Newer AC and furnace with warranty; hardwood noted; only 1 full bath |
| Price / Sq Ft | 15% | 7 | $84/sqft listing vs $104/sqft zip median — ~19% below; 8 comps, directional |
| Price vs. Market | 5% | 5 | $114,900 vs $219,935 zip median — 48% below; median likely skewed by mix |
| Market Conditions | 5% | 6 | DOM 39 days, 98.5% sale-to-list, 34.5% price drops — mild buyer advantage |
The pole barn is the first thing worth your attention here. Most houses at this price point have a detached garage if you're lucky. This one has a large pole barn on a fenced lot, which changes what you can do with the property entirely. Workshop, storage, equipment, a side business that needs covered space — that's a different life than a two-car garage gives you.
The house itself is a 1905 build in Adrian, 1,363 square feet across three bedrooms and one full bath. Hardwood floors in the living room, a kitchen with enough room to eat in. The agent mentions a half bath somewhere, though the listing data counts one full. Worth asking about directly before you get too far along.
What stands out about the mechanical situation is the timing. A newer AC unit and furnace, both with warranty, mean you're not walking into a house where you have to guess what's going to fail first. That combination — old bones, new systems — is a reasonable place to start. You're not inheriting someone else's deferred decisions on the things that matter most to daily comfort.
At $84 per square foot, the price lands about 19% below the zip code median on a per-square-foot basis. The overall price looks dramatically lower than the zip median, but that's likely a function of what else sells there. The more useful number is the per-square-foot gap, and 19% below median is a real discount, not a statistical illusion.
The market in this area has about a third of listings taking price cuts, and homes are averaging 39 days on the market. That means you have time to look carefully and make a considered offer. The 98.5% sale-to-list ratio says sellers are still getting close to what they ask, so this house probably doesn't have a lot of softness in the price. But there's room to negotiate without rushing.
One bathroom for three bedrooms is the real constraint here. If that works for your household, everything else about this property pulls in the right direction.
