MI-368819
3956 County Road 22
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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 10 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 $510,695 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-628854 Gravel · Off grid | 366.2 | May 1, 2026 | $948,000 | 2,589 | 1,795 | 7.0 mi | 84 |
| MI-198488 Paved · Off grid | 280.9 | Jul 27, 2026 | $1,338,800 | 4,766 | 2,566 | 6.0 mi | 83 |
| MI-567778 Gravel · Power at road | 168.0 | Jul 13, 2026 | $714,900 | 4,256 | 1,993 | 8.4 mi | 76 |
| MI-118215 Dirt · Power at road | 230.5 | Sep 10, 2025 | $1,141,700 | 4,953 | 3,047 | 6.5 mi | 75 |
| MI-588656 Landlocked · Off grid | 317.3 | Aug 12, 2024 | $848,400 | 2,674 | 2,801 | 9.2 mi | 74 |
| MI-478897 Landlocked · Off grid | 377.8 | Apr 30, 2024 | $772,200 | 2,044 | 2,279 | 10.7 mi | 73 |
| MI-908964 Gravel · Power at road | 396.6 | Jan 4, 2025 | $1,543,500 | 3,892 | 2,478 | 5.3 mi | 73 |
| MI-917161 Dirt · Off grid | 107.4 | Nov 2, 2025 | $460,300 | 4,285 | 2,512 | 1.9 mi | 68 |
| MI-917304 Landlocked · Off grid | 119.2 | Jul 18, 2025 | $351,400 | 2,949 | 2,272 | 6.8 mi | 66 |
| MI-769451 Dirt · Power at road | 564.4 | Jul 3, 2024 | $2,310,900 | 4,095 | 3,438 | 5.8 mi | 65 |
Show adjustment detail for the top comp
- Tract size (366.21 ac → 357.04 ac)+0.8%
- Access (Gravel → Landlocked)-32.0%
- Market time (3 mo)+1.2%
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.