St. Clair County, MI · Sold

MI-987583

4099 County Road 322

$465,300

$3,191/ac · 146 ac

Offer report Market this tract

Acreage146 ac

Price per acre$3,191/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedMar 8, 2024

Coordinates42.8849, -82.5609

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County GIS boundary

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.

County market

St. Clair County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.

View St. Clair market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands2.1% of tract

Little to no mapped wetland coverage.

Average slope21.3%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,740 ft of deeded road frontage.

Power9,616 ft away

A long utility run — price in solar/off-grid instead.

Buildable area85.66 of 145.83 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$384,223

$337,785 – $430,661 · $2,635/ac on 146 ac

Asking vs estimate

+21.1%

Priced above the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $465,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$219,556

$1,506/ac · +30.0% target margin

You need $245,744 off asking to hit this margin.

All-in cost$238,218

Net resale$353,485

Projected profit$115,267

ROI+48.4%

Annualized+69.2%

Break-even resale$1,776/ac

Profit if resale lands off target

-20%

$44,570

-10%

$79,918

$115,267

+10%

$150,615

+20%

$185,964

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MI-207582 Paved · Power at road	145.7	Jul 27, 2026	$598,300	4,106	2,963	3.6 mi	87
MI-157849 Gravel · Full utilities	176.8	Jul 27, 2026	$573,000	3,240	2,383	8.3 mi	83
MI-227541 Gravel · Power at road	141.5	Jun 13, 2025	$332,300	2,349	2,079	1.8 mi	82
MI-327418 Dirt · Full utilities	129.4	Aug 9, 2025	$421,500	3,257	2,667	4.7 mi	81
MI-477678 Paved · Power at road	156.2	Dec 28, 2025	$636,300	4,073	3,068	9.5 mi	77
MI-316994 Paved · Power at road	95.2	Aug 30, 2025	$380,100	3,994	2,685	7.6 mi	75
MI-677984 Dirt · Power at road	195.0	May 17, 2024	$478,400	2,453	2,872	2.8 mi	74
MI-757791 Dirt · Power at road	169.6	Apr 9, 2025	$369,500	2,179	2,370	7.1 mi	72

Show adjustment detail for the top comp

Access (Paved → Gravel)-15.3%
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.

Build the listing kit Post a deal or JV