MI-652633
8522 County Road 278
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Tuscola County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Tuscola market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $17,043 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-312569 Landlocked · Off grid | 3.9 | Jul 27, 2026 | $14,500 | 3,769 | 7,699 | 5.5 mi | 89 |
| MI-931545 Landlocked · Off grid | 1.8 | Apr 25, 2026 | $6,800 | 3,674 | 7,437 | 1.0 mi | 78 |
| MI-342543 Landlocked · Full utilities | 3.8 | Aug 17, 2025 | $15,500 | 4,085 | 6,040 | 7.2 mi | 76 |
| MI-224186 Paved · Power at road | 12.4 | Jul 27, 2026 | $90,700 | 7,287 | 7,838 | 7.0 mi | 73 |
| MI-851559 Paved · Off grid | 1.9 | Jan 30, 2026 | $12,100 | 6,515 | 7,675 | 6.4 mi | 71 |
| MI-381603 Landlocked · Off grid | 1.9 | Dec 8, 2024 | $6,800 | 3,566 | 7,638 | 1.8 mi | 65 |
| MI-651581 Gravel · Off grid | 1.9 | Dec 21, 2024 | $11,000 | 5,815 | 8,454 | 3.7 mi | 64 |
| MI-973908 Dirt · Off grid | 10.2 | Aug 9, 2025 | $30,100 | 2,960 | 5,253 | 5.7 mi | 64 |
| MI-323495 Dirt · Power at road | 7.5 | Feb 15, 2024 | $45,300 | 6,001 | 9,388 | 7.2 mi | 63 |
Show adjustment detail for the top comp
- Access (Landlocked → Paved)+73.5%
- 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.