Baraga County, MI · Sold

MI-317232

8195 County Road 13

$278,200

$2,460/ac · 113 ac

Offer report Market this tract

Acreage113 ac

Price per acre$2,460/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedDec 12, 2024

Coordinates46.6989, -88.3383

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County GIS boundary

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.

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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands31.0% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope0.5%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,047 ft of deeded road frontage.

Power7,012 ft away

A long utility run — price in solar/off-grid instead.

Buildable area74.13 of 113.09 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$307,920

$269,144 – $346,696 · $2,723/ac on 113 ac

Asking vs estimate

-9.7%

Priced below the comp set

Weighted from 10 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 $278,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$175,954

$1,556/ac · +30.0% target margin

You need $102,246 off asking to hit this margin.

All-in cost$190,910

Net resale$283,287

Projected profit$92,376

ROI+48.4%

Annualized+69.3%

Break-even resale$1,835/ac

Profit if resale lands off target

-20%

$35,719

-10%

$64,048

$92,376

+10%

$120,705

+20%

$149,034

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MI-768138 Dirt · Power at road	218.0	Jul 27, 2026	$612,700	2,810	2,855	4.9 mi	78
MI-568030 Landlocked · Power at road	201.6	Oct 10, 2025	$354,300	1,758	2,283	2.0 mi	76
MI-177654 Paved · Off grid	153.5	Jan 22, 2025	$479,500	3,123	2,627	0.9 mi	75
MI-865929 Dirt · Off grid	44.0	Dec 5, 2025	$118,700	2,697	2,248	5.4 mi	71
MI-695823 Dirt · Off grid	40.8	Dec 28, 2025	$153,300	3,762	3,083	5.7 mi	70
MI-748190 Landlocked · Off grid	226.4	Aug 10, 2025	$410,200	1,812	2,879	3.6 mi	70
MI-625600 Dirt · Power at road	34.7	Sep 11, 2025	$140,200	4,043	2,769	5.3 mi	70
MI-708604 Gravel · Off grid	305.6	Oct 8, 2025	$814,300	2,665	3,118	5.0 mi	66
MI-227850 Gravel · Off grid	176.9	Nov 9, 2023	$370,400	2,093	2,262	6.7 mi	65
MI-108840 Landlocked · Off grid	362.5	Jun 6, 2024	$611,000	1,686	3,215	5.4 mi	58

Show adjustment detail for the top comp

Tract size (218.01 ac → 113.09 ac)+19.2%
Utilities (Power at road → Off grid)-15.0%

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