MI-234626
3632 County Road 204
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Montcalm County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Montcalm market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
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 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 $99,095 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-135653 Gravel · Power at road | 36.0 | Jul 27, 2026 | $217,200 | 6,027 | 5,720 | 2.7 mi | 78 |
| MI-304806 Gravel · Off grid | 19.5 | Apr 14, 2025 | $107,100 | 5,488 | 5,889 | 8.3 mi | 77 |
| MI-963840 Gravel · Power at road | 9.7 | Jun 17, 2026 | $85,100 | 8,778 | 7,110 | 8.5 mi | 76 |
| MI-196007 Gravel · Power at road | 46.6 | Jul 27, 2026 | $299,700 | 6,437 | 6,405 | 10.6 mi | 70 |
| MI-225381 Gravel · Full utilities | 29.6 | Apr 2, 2024 | $332,300 | 11,230 | 9,275 | 11.7 mi | 62 |
| MI-316268 Dirt · Power at road | 56.3 | Jul 4, 2024 | $350,100 | 6,223 | 8,127 | 8.9 mi | 54 |
Show adjustment detail for the top comp
- Tract size (36.03 ac → 17.12 ac)+11.4%
- Utilities (Power at road → Off grid)-15.0%
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.