MI-652500
5109 County Road 185
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Luce County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Luce market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
185 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 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 $2,984 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-162862 Gravel · Full utilities | 4.8 | Jul 20, 2026 | $26,600 | 5,577 | 3,937 | 5.4 mi | 84 |
| MI-871752 Dirt · Off grid | 2.1 | Jul 27, 2026 | $6,900 | 3,226 | 3,704 | 1.5 mi | 81 |
| MI-221574 Paved · Off grid | 1.9 | Jun 28, 2026 | $11,200 | 5,942 | 4,976 | 1.8 mi | 78 |
| MI-894224 Dirt · Off grid | 12.8 | Jul 27, 2026 | $38,600 | 3,017 | 3,797 | 4.5 mi | 75 |
| MI-262896 Gravel · Off grid | 4.9 | Dec 7, 2024 | $13,800 | 2,813 | 3,047 | 4.6 mi | 75 |
| MI-183562 Gravel · Off grid | 7.9 | Apr 29, 2025 | $32,200 | 4,067 | 4,455 | 1.1 mi | 72 |
| MI-202106 Dirt · Power at road | 2.8 | Jun 19, 2025 | $14,000 | 5,061 | 5,200 | 5.9 mi | 72 |
| MI-871598 Gravel · Power at road | 1.9 | Jun 1, 2025 | $8,400 | 4,420 | 3,880 | 4.8 mi | 69 |
| MI-243570 Paved · Full utilities | 8.0 | Dec 5, 2024 | $43,300 | 5,438 | 3,574 | 6.4 mi | 66 |
| MI-934086 Gravel · Full utilities | 11.6 | Apr 11, 2024 | $57,100 | 4,928 | 4,036 | 2.3 mi | 61 |
Show adjustment detail for the top comp
- Tract size (4.77 ac → 3.67 ac)+1.0%
- Utilities (Full utilities → Off grid)-30.3%
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.