MI-851559
8590 County Road 382
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
249 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $7,384 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-931545 Landlocked · Off grid | 1.8 | Apr 25, 2026 | $6,800 | 3,674 | 6,456 | 5.8 mi | 85 |
| MI-312569 Landlocked · Off grid | 3.9 | Jul 27, 2026 | $14,500 | 3,769 | 6,684 | 1.0 mi | 79 |
| MI-651581 Gravel · Off grid | 1.9 | Dec 21, 2024 | $11,000 | 5,815 | 7,340 | 5.8 mi | 77 |
| MI-381603 Landlocked · Off grid | 1.9 | Dec 8, 2024 | $6,800 | 3,566 | 6,631 | 7.2 mi | 75 |
| MI-342543 Landlocked · Full utilities | 3.8 | Aug 17, 2025 | $15,500 | 4,085 | 5,244 | 8.3 mi | 65 |
| MI-652633 Paved · Power at road | 4.0 | Dec 20, 2023 | $29,400 | 7,268 | 7,014 | 6.4 mi | 62 |
| MI-180321 Gravel · Power at road | 0.8 | Oct 4, 2025 | $6,100 | 8,070 | 8,294 | 12.1 mi | 61 |
Show adjustment detail for the top comp
- Access (Landlocked → Paved)+73.5%
- Market time (4 mo)+1.3%
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.