MI-206410
3592 County Road 197
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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?
4 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.
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 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 $71,623 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-426714 Dirt · Full utilities | 77.7 | May 16, 2026 | $255,700 | 3,290 | 3,492 | 4.1 mi | 85 |
| MI-116073 Dirt · Off grid | 48.8 | Jul 27, 2026 | $142,100 | 2,909 | 3,977 | 5.9 mi | 84 |
| MI-165719 Dirt · Off grid | 37.8 | Jul 27, 2026 | $103,500 | 2,738 | 3,567 | 5.5 mi | 80 |
| MI-635983 Dirt · Power at road | 45.8 | Oct 12, 2025 | $210,200 | 4,593 | 5,445 | 4.4 mi | 77 |
| MI-587276 Paved · Power at road | 116.8 | Sep 28, 2025 | $475,900 | 4,077 | 4,359 | 1.7 mi | 75 |
| MI-266761 Landlocked · Full utilities | 80.4 | Jul 5, 2025 | $199,100 | 2,477 | 3,472 | 7.3 mi | 73 |
| MI-715477 Dirt · Full utilities | 31.7 | Nov 25, 2025 | $178,600 | 5,630 | 5,099 | 5.5 mi | 73 |
| MI-495463 Gravel · Off grid | 31.4 | Jul 27, 2026 | $89,800 | 2,859 | 3,104 | 8.7 mi | 72 |
| MI-787288 Gravel · Power at road | 117.8 | Apr 20, 2025 | $298,300 | 2,533 | 3,260 | 5.0 mi | 66 |
| MI-424707 Paved · Off grid | 18.2 | Feb 14, 2025 | $117,200 | 6,451 | 5,825 | 7.0 mi | 62 |
Show adjustment detail for the top comp
- Tract size (77.71 ac → 62.35 ac)+5.0%
- Market time (3 mo)+1.1%
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.