MI-617998
1380 County Road 164
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Saginaw County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Saginaw 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.
No legal access of record — resale is severely limited.
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 $30,372 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-908108 Gravel · Full utilities | 213.3 | Dec 14, 2025 | $1,099,600 | 5,155 | 2,567 | 4.7 mi | 79 |
| MI-697966 Gravel · Off grid | 192.5 | Sep 9, 2024 | $701,800 | 3,646 | 2,664 | 6.3 mi | 75 |
| MI-587441 Gravel · Power at road | 131.6 | Jan 23, 2026 | $603,900 | 4,589 | 2,435 | 5.4 mi | 74 |
| MI-329658 Dirt · Off grid | 655.7 | Jul 27, 2026 | $915,400 | 1,396 | 1,576 | 1.3 mi | 74 |
| MI-128386 Paved · Off grid | 260.9 | Jan 16, 2025 | $881,000 | 3,377 | 2,246 | 5.9 mi | 72 |
| MI-458680 Gravel · Off grid | 322.8 | Oct 13, 2024 | $872,300 | 2,702 | 2,280 | 3.5 mi | 69 |
| MI-967517 Gravel · Off grid | 139.0 | Sep 6, 2024 | $347,400 | 2,499 | 1,672 | 6.8 mi | 69 |
| MI-416587 Dirt · Power at road | 70.9 | Aug 17, 2025 | $374,500 | 5,284 | 2,854 | 6.1 mi | 63 |
| MI-706826 Paved · Full utilities | 84.3 | Aug 26, 2024 | $552,100 | 6,552 | 2,287 | 7.0 mi | 59 |
Show adjustment detail for the top comp
- Tract size (213.32 ac → 196.98 ac)+2.2%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (8 mo)+2.8%
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.