MI-407791
461 County Road 264
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?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
3,174 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 5 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 $240,149 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-587579 Gravel · Power at road | 145.4 | Sep 18, 2025 | $407,000 | 2,799 | 2,788 | 3.8 mi | 81 |
| MI-976861 Landlocked · Power at road | 86.4 | Jul 27, 2026 | $189,600 | 2,194 | 2,721 | 4.8 mi | 81 |
| MI-546796 Dirt · Power at road | 82.5 | Feb 8, 2026 | $224,000 | 2,717 | 2,687 | 4.8 mi | 77 |
| MI-948712 Paved · Off grid | 330.4 | May 13, 2026 | $1,254,700 | 3,797 | 4,624 | 1.0 mi | 76 |
| MI-758804 Paved · Power at road | 353.2 | Jun 7, 2025 | $1,524,100 | 4,315 | 4,731 | 5.8 mi | 67 |
Show adjustment detail for the top comp
- Tract size (145.41 ac → 169.55 ac)-4.0%
- Market time (11 mo)+3.8%
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.