MI-802136
9546 County Road 205
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
280 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 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 $14,013 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-682002 Dirt · Full utilities | 2.6 | Jul 27, 2026 | $27,900 | 10,901 | 8,828 | 6.1 mi | 88 |
| MI-982692 Gravel · Off grid | 4.2 | Feb 5, 2026 | $39,300 | 9,323 | 9,656 | 6.7 mi | 82 |
| MI-921629 Landlocked · Full utilities | 1.9 | Jul 6, 2026 | $16,100 | 8,232 | 8,401 | 6.0 mi | 78 |
| MI-552013 Dirt · Full utilities | 2.6 | Mar 15, 2025 | $21,200 | 8,210 | 7,031 | 1.0 mi | 77 |
| MI-292559 Dirt · Off grid | 3.8 | Jan 11, 2026 | $20,900 | 5,454 | 6,563 | 5.3 mi | 77 |
| MI-172243 Gravel · Off grid | 3.0 | Nov 26, 2024 | $25,500 | 8,373 | 8,997 | 12.4 mi | 74 |
| MI-961318 Dirt · Off grid | 1.6 | Jul 27, 2026 | $9,600 | 6,146 | 7,073 | 13.5 mi | 73 |
| MI-963840 Gravel · Power at road | 9.7 | Jun 17, 2026 | $85,100 | 8,778 | 7,983 | 14.5 mi | 65 |
| MI-140785 Dirt · Off grid | 1.1 | Feb 25, 2024 | $8,700 | 8,211 | 10,355 | 7.7 mi | 63 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- 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.