MI-546392
8431 County Road 264
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Allegan County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Allegan market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,403 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $100,228 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-966175 Gravel · Off grid | 52.6 | Feb 8, 2026 | $169,500 | 3,223 | 2,740 | 3.6 mi | 82 |
| MI-345638 Paved · Off grid | 35.6 | Jul 27, 2026 | $224,900 | 6,311 | 4,144 | 7.1 mi | 78 |
| MI-467370 Landlocked · Power at road | 125.0 | Jul 27, 2026 | $374,400 | 2,996 | 3,820 | 7.9 mi | 73 |
| MI-167930 Gravel · Off grid | 187.5 | Jul 27, 2026 | $694,400 | 3,703 | 4,210 | 9.6 mi | 69 |
| MI-968097 Dirt · Off grid | 211.6 | Sep 5, 2025 | $825,600 | 3,901 | 5,533 | 3.4 mi | 67 |
| MI-534838 Paved · Power at road | 20.0 | Mar 14, 2024 | $141,400 | 7,086 | 3,985 | 8.0 mi | 55 |
Show adjustment detail for the top comp
- Tract size (52.59 ac → 61.54 ac)-3.2%
- Access (Gravel → Dirt)-14.0%
- Market time (6 mo)+2.2%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.