MI-951665
8357 County Road 197
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Washtenaw County, Michigan. Northern Lower Peninsula recreational parcels and inland lake frontage.
View Washtenaw market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 10 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 $5,850 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MI-152001 Landlocked · Full utilities | 2.6 | Jul 27, 2026 | $15,000 | 5,849 | 5,194 | 3.3 mi | 88 |
| MI-281466 Dirt · Power at road | 1.7 | Nov 29, 2025 | $10,700 | 6,149 | 5,369 | 4.7 mi | 85 |
| MI-673116 Dirt · Power at road | 5.7 | Jul 27, 2026 | $35,600 | 6,213 | 5,483 | 1.5 mi | 80 |
| MI-130661 Dirt · Off grid | 1.0 | Jul 27, 2026 | $4,800 | 4,956 | 4,915 | 8.1 mi | 77 |
| MI-940936 Paved · Power at road | 1.2 | Apr 8, 2026 | $8,000 | 6,748 | 4,207 | 2.7 mi | 76 |
| MI-263300 Dirt · Power at road | 6.5 | Jul 24, 2026 | $40,700 | 6,220 | 5,531 | 8.1 mi | 74 |
| MI-432934 Landlocked · Power at road | 5.0 | Jun 18, 2026 | $21,700 | 4,320 | 4,813 | 7.5 mi | 74 |
| MI-840370 Dirt · Off grid | 0.8 | Apr 26, 2026 | $4,600 | 5,866 | 5,867 | 7.2 mi | 73 |
| MI-151590 Gravel · Full utilities | 1.9 | May 12, 2024 | $12,800 | 6,724 | 4,407 | 5.4 mi | 72 |
| MI-200764 Paved · Power at road | 1.0 | Dec 18, 2024 | $10,000 | 9,568 | 6,279 | 1.0 mi | 72 |
Show adjustment detail for the top comp
- Tract size (2.56 ac → 2 ac)+0.6%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Full utilities → Off grid)-30.3%
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.