Baraga County, MI · Sold

MI-439827

6301 County Road 193

$2,396,400

$3,234/ac · 741 ac

Offer report Market this tract

Acreage741 ac

Price per acre$3,234/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographyWooded

ListedJun 14, 2024

Coordinates46.7868, -88.3743

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County GIS boundary

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County market

Baraga County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.

View Baraga market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands19.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

3,272 ft of deeded road frontage.

Power34 ft away

Power at or near the road.

Buildable area568.84 of 741.06 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,775,288

$1,427,492 – $2,123,085 · $2,396/ac on 741 ac

Asking vs estimate

+35.0%

Priced above the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $2,396,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,014,450

$1,369/ac · +30.0% target margin

You need $1,381,950 off asking to hit this margin.

All-in cost$1,100,678

Net resale$1,633,265

Projected profit$532,587

ROI+48.4%

Annualized+69.2%

Break-even resale$1,614/ac

Profit if resale lands off target

-20%

$205,934

-10%

$369,260

$532,587

+10%

$695,913

+20%

$859,240

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MI-819964 Dirt · Off grid	818.4	Feb 23, 2026	$935,800	1,143	1,645	7.3 mi	79
MI-269477 Gravel · Off grid	575.1	Jun 14, 2025	$1,446,100	2,515	2,872	6.2 mi	75
MI-139853 Gravel · Full utilities	755.1	Nov 12, 2024	$1,729,400	2,290	2,027	10.5 mi	74
MI-759012 Gravel · Off grid	410.6	Nov 13, 2024	$848,700	2,067	2,183	6.3 mi	71
MI-768138 Dirt · Power at road	218.0	Jul 27, 2026	$612,700	2,810	2,278	11.2 mi	68
MI-439014 Dirt · Off grid	411.2	Aug 19, 2025	$1,148,200	2,792	3,328	6.3 mi	68
MI-708604 Gravel · Off grid	305.6	Oct 8, 2025	$814,300	2,665	2,488	8.9 mi	66
MI-108840 Landlocked · Off grid	362.5	Jun 6, 2024	$611,000	1,686	2,566	3.7 mi	63
MI-748190 Landlocked · Off grid	226.4	Aug 10, 2025	$410,200	1,812	2,298	7.3 mi	61

Show adjustment detail for the top comp

Tract size (818.38 ac → 741.06 ac)+3.1%
Access (Dirt → Gravel)+16.3%
Utilities (Off grid → Power at road)+17.6%
Market time (6 mo)+2.0%

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.

Build the listing kit Post a deal or JV