MI-196007
3171 County Road 223
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
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.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $68,447 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 | 5,761 | 10.6 mi | 83 |
| MI-316268 Dirt · Power at road | 56.3 | Jul 4, 2024 | $350,100 | 6,223 | 8,186 | 6.4 mi | 72 |
| MI-907015 Gravel · Off grid | 96.6 | Jan 24, 2025 | $565,700 | 5,854 | 8,619 | 1.8 mi | 69 |
| MI-917161 Dirt · Off grid | 107.4 | Nov 2, 2025 | $460,300 | 4,285 | 7,301 | 9.0 mi | 69 |
| MI-304806 Gravel · Off grid | 19.5 | Apr 14, 2025 | $107,100 | 5,488 | 5,931 | 2.7 mi | 68 |
| MI-225381 Gravel · Full utilities | 29.6 | Apr 2, 2024 | $332,300 | 11,230 | 9,342 | 8.5 mi | 66 |
| MI-917304 Landlocked · Off grid | 119.2 | Jul 18, 2025 | $351,400 | 2,949 | 6,601 | 7.9 mi | 62 |
| MI-757645 Dirt · Off grid | 152.5 | Dec 1, 2024 | $813,900 | 5,336 | 10,330 | 5.0 mi | 58 |
| MI-234626 Gravel · Off grid | 17.1 | Mar 21, 2024 | $154,000 | 8,995 | 9,975 | 10.6 mi | 57 |
Show adjustment detail for the top comp
- Tract size (36.03 ac → 46.56 ac)-4.6%
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.