Comparable sales & offer analysis
Parcel MI-987583
St. Clair County, MI · 146 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$465,300
Adjusted value
$386,272
Value range
$339,575–$432,968
Comp $/acre
$2,649/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +20.5% versus the adjusted value.
Offer position
Max allowable offer
$220,727
Offer $/acre
$1,514/ac
Projected profit
$115,882
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 | 2,980 | 86 |
| MI-227541 | 141.5 | Jun 13, 2025 | $332,300 | 2,349 | 2,090 | 82 |
| MI-157849 | 176.8 | Jul 27, 2026 | $573,000 | 3,240 | 2,397 | 82 |
| MI-327418 | 129.4 | Aug 9, 2025 | $421,500 | 3,257 | 2,681 | 81 |
| MI-477678 | 156.2 | Dec 28, 2025 | $636,300 | 4,073 | 3,084 | 76 |
| MI-677984 | 195.0 | May 17, 2024 | $478,400 | 2,453 | 2,886 | 74 |
| MI-316994 | 95.2 | Aug 30, 2025 | $380,100 | 3,994 | 2,699 | 74 |
| MI-757791 | 169.6 | Apr 9, 2025 | $369,500 | 2,179 | 2,383 | 72 |
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.