Comparable sales & offer analysis
Parcel MI-677984
St. Clair County, MI · 195 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$497,800
Adjusted value
$526,146
Value range
$417,892–$634,400
Comp $/acre
$2,698/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.4% versus the adjusted value.
Offer position
Max allowable offer
$300,655
Offer $/acre
$1,542/ac
Projected profit
$157,844
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MI-207582 | 145.7 | Jul 27, 2026 | $598,300 | 4,106 | 2,786 | 82 |
| MI-157849 | 176.8 | Jul 27, 2026 | $573,000 | 3,240 | 2,241 | 81 |
| MI-327418 | 129.4 | Aug 9, 2025 | $421,500 | 3,257 | 2,507 | 80 |
| MI-757791 | 169.6 | Apr 9, 2025 | $369,500 | 2,179 | 2,228 | 77 |
| MI-477678 | 156.2 | Dec 28, 2025 | $636,300 | 4,073 | 2,884 | 77 |
| MI-987583 | 145.8 | Nov 27, 2024 | $392,700 | 2,693 | 2,714 | 76 |
| MI-227541 | 141.5 | Jun 13, 2025 | $332,300 | 2,349 | 1,954 | 74 |
| MI-316994 | 95.2 | Aug 30, 2025 | $380,100 | 3,994 | 2,524 | 72 |
| MI-179560 | 610.7 | Jul 27, 2026 | $2,407,000 | 3,941 | 4,046 | 71 |
| MI-729338 | 520.0 | Jul 27, 2026 | $1,785,800 | 3,434 | 3,248 | 69 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.