MI-573888
3378 County Road 268
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Oakland County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Oakland market data →Step 1 · Is this a deal?
6 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
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 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 $26,977 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-314027 Landlocked · Full utilities | 11.1 | Jan 18, 2026 | $35,100 | 3,161 | 3,345 | 7.3 mi | 82 |
| MI-354317 Dirt · Power at road | 13.7 | Jul 27, 2026 | $65,900 | 4,811 | 4,901 | 13.1 mi | 81 |
| MI-423914 Gravel · Power at road | 10.2 | Mar 6, 2025 | $54,200 | 5,300 | 4,785 | 8.3 mi | 76 |
| MI-762759 Gravel · Power at road | 4.4 | Jul 18, 2026 | $20,700 | 4,669 | 3,794 | 10.3 mi | 73 |
| MI-832247 Paved · Off grid | 3.1 | Jul 27, 2026 | $20,100 | 6,575 | 5,253 | 11.2 mi | 72 |
| MI-495463 Gravel · Off grid | 31.4 | Jul 27, 2026 | $89,800 | 2,859 | 3,286 | 11.4 mi | 70 |
| MI-185358 Paved · Off grid | 29.1 | Jul 26, 2024 | $121,600 | 4,177 | 4,357 | 3.0 mi | 66 |
| MI-252839 Gravel · Off grid | 4.7 | May 15, 2025 | $24,600 | 5,251 | 5,280 | 11.2 mi | 66 |
| MI-424707 Paved · Off grid | 18.2 | Feb 14, 2025 | $117,200 | 6,451 | 6,166 | 13.4 mi | 63 |
| MI-715477 Dirt · Full utilities | 31.7 | Nov 25, 2025 | $178,600 | 5,630 | 5,398 | 7.7 mi | 62 |
Show adjustment detail for the top comp
- Tract size (11.09 ac → 10.03 ac)+0.8%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (7 mo)+2.4%
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.