MI-207582
8210 County Road 213
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St. Clair County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View St. Clair market data →Step 1 · Is this a deal?
3 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.
2,435 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $419,461 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-157849 Gravel · Full utilities | 176.8 | Jul 27, 2026 | $573,000 | 3,240 | 3,309 | 5.0 mi | 82 |
| MI-477678 Paved · Power at road | 156.2 | Dec 28, 2025 | $636,300 | 4,073 | 4,259 | 9.5 mi | 81 |
| MI-227541 Gravel · Power at road | 141.5 | Jun 13, 2025 | $332,300 | 2,349 | 2,886 | 3.1 mi | 80 |
| MI-987583 Gravel · Off grid | 145.8 | Nov 27, 2024 | $392,700 | 2,693 | 4,009 | 3.6 mi | 76 |
| MI-316994 Paved · Power at road | 95.2 | Aug 30, 2025 | $380,100 | 3,994 | 3,728 | 4.6 mi | 76 |
| MI-757791 Dirt · Power at road | 169.6 | Apr 9, 2025 | $369,500 | 2,179 | 3,291 | 4.5 mi | 76 |
| MI-327418 Dirt · Full utilities | 129.4 | Aug 9, 2025 | $421,500 | 3,257 | 3,703 | 5.2 mi | 76 |
| MI-677984 Dirt · Power at road | 195.0 | May 17, 2024 | $478,400 | 2,453 | 3,987 | 4.1 mi | 70 |
Show adjustment detail for the top comp
- Tract size (176.83 ac → 145.73 ac)+5.4%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
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.