MI-329658
8541 County Road 396
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.
Saginaw County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Saginaw market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
5,843 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 5 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 $288,011 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-617998 Landlocked · Off grid | 197.0 | Mar 29, 2026 | $252,500 | 1,282 | 1,156 | 1.3 mi | 70 |
| MI-128386 Paved · Off grid | 260.9 | Jan 16, 2025 | $881,000 | 3,377 | 1,994 | 6.6 mi | 67 |
| MI-458680 Gravel · Off grid | 322.8 | Oct 13, 2024 | $872,300 | 2,702 | 2,024 | 2.7 mi | 66 |
| MI-908108 Gravel · Full utilities | 213.3 | Dec 14, 2025 | $1,099,600 | 5,155 | 2,279 | 5.5 mi | 64 |
| MI-697966 Gravel · Off grid | 192.5 | Sep 9, 2024 | $701,800 | 3,646 | 2,365 | 5.1 mi | 64 |
Show adjustment detail for the top comp
- Tract size (196.98 ac → 655.66 ac)-29.8%
- Access (Landlocked → Dirt)+26.5%
- Market time (5 mo)+1.6%
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.