MI-925404
7172 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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
686 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 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 $100,787 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-114924 Paved · Power at road | 21.3 | Jul 27, 2026 | $135,900 | 6,395 | 5,178 | 8.3 mi | 85 |
| MI-125169 Landlocked · Off grid | 25.4 | Jun 20, 2025 | $88,100 | 3,474 | 6,158 | 9.6 mi | 78 |
| MI-315065 Gravel · Full utilities | 23.5 | Jan 30, 2026 | $86,100 | 3,658 | 2,964 | 6.0 mi | 77 |
| MI-984259 Dirt · Full utilities | 13.1 | Jul 27, 2026 | $56,900 | 4,333 | 3,733 | 3.0 mi | 74 |
| MI-806783 Paved · Power at road | 81.7 | Dec 4, 2025 | $422,300 | 5,169 | 5,515 | 4.4 mi | 73 |
| MI-934070 Landlocked · Power at road | 11.4 | Jul 27, 2026 | $29,800 | 2,602 | 3,416 | 5.2 mi | 71 |
| MI-556106 Gravel · Full utilities | 50.0 | Jan 8, 2026 | $289,100 | 5,781 | 5,340 | 7.8 mi | 70 |
| MI-213935 Gravel · Power at road | 10.4 | Jul 27, 2026 | $35,000 | 3,371 | 2,984 | 5.3 mi | 70 |
| MI-773979 Dirt · Full utilities | 10.7 | Jul 11, 2025 | $41,100 | 3,833 | 3,384 | 2.5 mi | 69 |
| MI-846108 Gravel · Power at road | 50.1 | Jun 1, 2025 | $153,000 | 3,054 | 3,529 | 5.7 mi | 68 |
Show adjustment detail for the top comp
- Tract size (21.25 ac → 30.08 ac)-5.0%
- Utilities (Power at road → Off grid)-15.0%
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.