Comparable sales & offer analysis
Parcel MI-157849
St. Clair County, MI · 177 ac · Unzoned · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$537,000
Adjusted value
$704,125
Value range
$567,184–$841,067
Comp $/acre
$3,982/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -23.7% versus the adjusted value.
Offer position
Max allowable offer
$402,357
Offer $/acre
$2,275/ac
Projected profit
$211,238
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-757791 | 169.6 | Apr 9, 2025 | $369,500 | 2,179 | 3,247 | 82 |
| MI-207582 | 145.7 | Jul 27, 2026 | $598,300 | 4,106 | 4,061 | 81 |
| MI-227541 | 141.5 | Jun 13, 2025 | $332,300 | 2,349 | 2,847 | 78 |
| MI-477678 | 156.2 | Dec 28, 2025 | $636,300 | 4,073 | 4,203 | 75 |
| MI-327418 | 129.4 | Aug 9, 2025 | $421,500 | 3,257 | 3,653 | 72 |
| MI-987583 | 145.8 | Nov 27, 2024 | $392,700 | 2,693 | 3,955 | 71 |
| MI-316994 | 95.2 | Aug 30, 2025 | $380,100 | 3,994 | 3,678 | 70 |
| MI-677984 | 195.0 | May 17, 2024 | $478,400 | 2,453 | 3,933 | 70 |
| MI-729338 | 520.0 | Jul 27, 2026 | $1,785,800 | 3,434 | 4,733 | 69 |
| MI-179560 | 610.7 | Jul 27, 2026 | $2,407,000 | 3,941 | 5,897 | 65 |
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.