MI-532324
1665 County Road 264
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Chippewa County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Chippewa market data →Step 1 · Is this a deal?
5 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.
Access by easement; pull and read the recorded document.
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 $5,463 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-632048 Dirt · Power at road | 2.6 | Jan 3, 2026 | $7,500 | 2,816 | 2,839 | 2.4 mi | 80 |
| MI-513071 Landlocked · Power at road | 5.5 | May 30, 2026 | $17,200 | 3,102 | 3,997 | 6.1 mi | 74 |
| MI-733092 Paved · Off grid | 5.6 | Jul 15, 2026 | $18,900 | 3,350 | 2,914 | 12.6 mi | 74 |
| MI-832660 Paved · Off grid | 4.1 | Mar 21, 2025 | $10,900 | 2,656 | 2,404 | 7.4 mi | 73 |
| MI-773915 Dirt · Full utilities | 10.2 | Nov 5, 2025 | $35,000 | 3,424 | 3,045 | 4.4 mi | 68 |
| MI-641459 Gravel · Off grid | 1.7 | Oct 10, 2024 | $3,700 | 2,115 | 2,245 | 6.6 mi | 68 |
| MI-731577 Gravel · Full utilities | 1.9 | Mar 14, 2025 | $10,800 | 5,745 | 4,186 | 11.4 mi | 66 |
| MI-580728 Paved · Full utilities | 1.0 | Apr 8, 2026 | $3,800 | 3,740 | 2,192 | 8.1 mi | 65 |
| MI-953922 Gravel · Power at road | 10.3 | Sep 24, 2024 | $52,800 | 5,133 | 5,008 | 2.5 mi | 62 |
| MI-433570 Gravel · Full utilities | 8.0 | May 13, 2024 | $29,600 | 3,712 | 2,955 | 9.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (2.65 ac → 3.23 ac)-0.6%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (7 mo)+2.6%
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.