MI-677557
296 County Road 186
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Sanilac County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Sanilac market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 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 $150,335 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-627701 Paved · Power at road | 158.8 | Dec 3, 2025 | $438,900 | 2,763 | 2,600 | 5.7 mi | 78 |
| MI-806783 Paved · Power at road | 81.7 | Dec 4, 2025 | $422,300 | 5,169 | 4,112 | 1.9 mi | 77 |
| MI-477241 Dirt · Off grid | 113.8 | Jul 23, 2024 | $204,300 | 1,795 | 2,638 | 5.3 mi | 73 |
| MI-809057 Gravel · Power at road | 424.2 | Jul 27, 2026 | $1,058,500 | 2,495 | 3,572 | 4.6 mi | 70 |
| MI-486841 Gravel · Full utilities | 85.2 | Feb 16, 2024 | $311,700 | 3,658 | 3,051 | 4.4 mi | 66 |
| MI-598617 Gravel · Full utilities | 308.4 | Feb 17, 2024 | $1,021,500 | 3,312 | 3,900 | 1.0 mi | 66 |
| MI-556106 Gravel · Full utilities | 50.0 | Jan 8, 2026 | $289,100 | 5,781 | 3,982 | 8.3 mi | 65 |
| MI-206520 Landlocked · Power at road | 67.5 | Dec 18, 2023 | $204,700 | 3,031 | 4,328 | 2.8 mi | 62 |
| MI-846108 Gravel · Power at road | 50.1 | Jun 1, 2025 | $153,000 | 3,054 | 2,631 | 5.1 mi | 62 |
Show adjustment detail for the top comp
- Tract size (158.85 ac → 143.11 ac)+2.8%
- Access (Paved → Dirt)-27.1%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (8 mo)+2.9%
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.