MI-834991
8495 County Road 400
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Calhoun County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Calhoun market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 10 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 $35,918 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-824977 Dirt · Off grid | 22.1 | Jul 27, 2026 | $81,100 | 3,671 | 2,905 | 7.3 mi | 87 |
| MI-525064 Gravel · Power at road | 23.5 | Jun 24, 2025 | $120,100 | 5,108 | 3,117 | 3.6 mi | 78 |
| MI-684973 Landlocked · Power at road | 22.0 | Oct 2, 2023 | $53,900 | 2,448 | 2,328 | 1.8 mi | 77 |
| MI-325337 Gravel · Full utilities | 28.7 | Oct 4, 2025 | $201,000 | 7,014 | 3,572 | 11.7 mi | 75 |
| MI-723961 Gravel · Power at road | 10.6 | Jul 27, 2026 | $58,900 | 5,566 | 2,973 | 10.8 mi | 75 |
| MI-203746 Landlocked · Power at road | 9.1 | Sep 11, 2025 | $33,400 | 3,692 | 2,970 | 1.3 mi | 75 |
| MI-583931 Landlocked · Full utilities | 10.3 | Jun 30, 2026 | $70,100 | 6,770 | 4,364 | 8.3 mi | 74 |
| MI-554173 Gravel · Full utilities | 12.3 | Jul 27, 2026 | $79,200 | 6,427 | 2,852 | 9.9 mi | 73 |
| MI-145754 Landlocked · Full utilities | 38.8 | Jun 10, 2025 | $126,400 | 3,261 | 2,603 | 2.5 mi | 72 |
| MI-125823 Gravel · Full utilities | 40.8 | Aug 8, 2025 | $225,600 | 5,537 | 3,013 | 7.3 mi | 71 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
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.