MI-323495
8045 County Road 197
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.
Tuscola County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Tuscola market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
370 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 $24,130 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-484804 Dirt · Off grid | 19.5 | Jul 27, 2026 | $71,700 | 3,682 | 4,743 | 9.7 mi | 77 |
| MI-312569 Landlocked · Off grid | 3.9 | Jul 27, 2026 | $14,500 | 3,769 | 5,437 | 4.8 mi | 75 |
| MI-224186 Paved · Power at road | 12.4 | Jul 27, 2026 | $90,700 | 7,287 | 5,536 | 14.3 mi | 75 |
| MI-754413 Dirt · Off grid | 14.7 | Feb 28, 2026 | $47,500 | 3,237 | 4,104 | 4.6 mi | 74 |
| MI-973908 Dirt · Off grid | 10.2 | Aug 9, 2025 | $30,100 | 2,960 | 3,710 | 9.1 mi | 73 |
| MI-965089 Gravel · Power at road | 23.9 | Jul 27, 2026 | $80,000 | 3,340 | 3,233 | 12.3 mi | 72 |
| MI-342543 Landlocked · Full utilities | 3.8 | Aug 17, 2025 | $15,500 | 4,085 | 4,266 | 3.7 mi | 68 |
| MI-652633 Paved · Power at road | 4.0 | Dec 20, 2023 | $29,400 | 7,268 | 5,706 | 7.2 mi | 62 |
Show adjustment detail for the top comp
- Tract size (19.48 ac → 7.55 ac)+9.2%
- Utilities (Off grid → Power at road)+17.6%
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.