MI-800205
478 County Road 276
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 6 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 $1,324 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-652500 Gravel · Off grid | 3.7 | Jul 27, 2026 | $12,100 | 3,290 | 3,396 | 8.3 mi | 73 |
| MI-221574 Paved · Off grid | 1.9 | Jun 28, 2026 | $11,200 | 5,942 | 5,125 | 6.6 mi | 71 |
| MI-871752 Dirt · Off grid | 2.1 | Jul 27, 2026 | $6,900 | 3,226 | 3,815 | 8.9 mi | 69 |
| MI-871598 Gravel · Power at road | 1.9 | Jun 1, 2025 | $8,400 | 4,420 | 3,997 | 4.5 mi | 65 |
| MI-291167 Dirt · Power at road | 1.4 | Oct 27, 2023 | $4,400 | 3,174 | 3,532 | 6.6 mi | 59 |
| MI-202106 Dirt · Power at road | 2.8 | Jun 19, 2025 | $14,000 | 5,061 | 5,356 | 6.1 mi | 59 |
Show adjustment detail for the top comp
- Tract size (3.67 ac → 0.7 ac)+3.0%
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.