MI-995490
8131 County Road 218
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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?
4 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.
996 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 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 $40,849 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-536345 Gravel · Full utilities | 59.5 | Jul 27, 2026 | $160,100 | 2,691 | 2,113 | 5.3 mi | 78 |
| MI-894224 Dirt · Off grid | 12.8 | Jul 27, 2026 | $38,600 | 3,017 | 3,123 | 7.2 mi | 77 |
| MI-243570 Paved · Full utilities | 8.0 | Dec 5, 2024 | $43,300 | 5,438 | 2,940 | 2.1 mi | 64 |
| MI-183562 Gravel · Off grid | 7.9 | Apr 29, 2025 | $32,200 | 4,067 | 3,664 | 5.6 mi | 62 |
| MI-934086 Gravel · Full utilities | 11.6 | Apr 11, 2024 | $57,100 | 4,928 | 3,319 | 6.5 mi | 60 |
| MI-787849 Landlocked · Full utilities | 176.8 | Feb 5, 2026 | $422,000 | 2,387 | 3,674 | 9.3 mi | 58 |
Show adjustment detail for the top comp
- Tract size (59.48 ac → 32.02 ac)+12.4%
- 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.