Comparable sales & offer analysis
Parcel MI-185622
Tuscola County, MI · 35.23 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$155,600
Adjusted value
$88,913
Value range
$69,238–$108,589
Comp $/acre
$2,524/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +75.0% versus the adjusted value.
Offer position
Max allowable offer
$50,808
Offer $/acre
$1,442/ac
Projected profit
$26,674
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-965089 | 23.9 | Jul 27, 2026 | $80,000 | 3,340 | 1,821 | 83 |
| MI-484804 | 19.5 | Jul 27, 2026 | $71,700 | 3,682 | 2,671 | 78 |
| MI-305649 | 35.9 | Jun 30, 2025 | $143,800 | 4,002 | 3,575 | 78 |
| MI-224186 | 12.4 | Jul 27, 2026 | $90,700 | 7,287 | 3,118 | 77 |
| MI-976861 | 86.4 | Jul 27, 2026 | $189,600 | 2,194 | 2,250 | 71 |
| MI-754413 | 14.7 | Feb 28, 2026 | $47,500 | 3,237 | 2,311 | 69 |
| MI-546796 | 82.5 | Feb 8, 2026 | $224,000 | 2,717 | 2,221 | 66 |
| MI-973908 | 10.2 | Aug 9, 2025 | $30,100 | 2,960 | 2,090 | 61 |
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.