Comparable sales & offer analysis
Parcel MI-699470
St. Clair County, MI · 572 ac · Unzoned · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$586,100
Adjusted value
$815,432
Value range
$632,149–$998,714
Comp $/acre
$1,425/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -28.1% versus the adjusted value.
Offer position
Max allowable offer
$465,961
Offer $/acre
$814/ac
Projected profit
$244,630
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-499476 | 574.7 | Apr 30, 2025 | $1,426,700 | 2,483 | 1,291 | 82 |
| MI-179560 | 610.7 | Jul 27, 2026 | $2,407,000 | 3,941 | 1,985 | 82 |
| MI-729338 | 520.0 | Jul 27, 2026 | $1,785,800 | 3,434 | 1,593 | 81 |
| MI-157849 | 176.8 | Jul 27, 2026 | $573,000 | 3,240 | 1,099 | 69 |
| MI-757791 | 169.6 | Apr 9, 2025 | $369,500 | 2,179 | 1,093 | 61 |
| MI-677984 | 195.0 | May 17, 2024 | $478,400 | 2,453 | 1,324 | 54 |
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.