23479 Cadillac Hwy

Copemish, Michigan, 49625

Tax DeedpendingSells Aug 27, 2026 · 16 days ago

View on map ↗

Opening bid

$29,607

Assessed value

$53,300

Market / AVM

$311,000

Taxes owed

—

Parcel number: 04-036-275-04
Case number: —
Land use: Residential
Building: —
Acreage: 3.79
Lot size: 164,924 sqft
Year built: —
Owner of record: Manistee County Treasurer

Legal description

W 1/2 E 1/2 E 1/2 SE 1/4 NW 1/4 LYING S OF M 115. SEC 36 T24N R13W. 4.17 A M/L.

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 23479 Cadillac Hwy — the parcel — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Aerial view of 23479 Cadillac Hwy — what is around it — Aerial imagery from the USGS National Map. Flown on a multi-year cycle — it shows the site as photographed, which may predate clearing, construction or demolition. Not evidence of current condition.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Cadillac Highway23 ft from parcel centre
Constant road noise from an arterial route. Frontage cuts residential appeal and can raise commercial appeal; which one depends on zoning.
Consumers Energy200 ft from parcel centre
Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.
Industrial land0.7 mi from parcel centre
Truck traffic and operating hours are the usual complaint.
Quarry2.1 mi from parcel centre
Blasting schedules and heavy haulage on local roads.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Michigan property search (BS&A / county) ↗search: 04-036-275-04
Foreclosures and Delinquent Tax Sales ↗search: 04-036-275-04
Recorded Document Search ↗search: 04-036-275-04
Michigan Survey and Plat Records Search ↗search: 04-036-275-04
Google Maps (parcel / address search) ↗

Manistee County rules

Sale type: Tax Deed
Redemption: Forfeiture/foreclosure process ends redemption rights before auction (roughly 2 years of delinquency)
Return if redeemed: N/A — outright deed transfer
Statute: Michigan Compiled Laws §211.78 et seq.

Full county profile →

Historical comps

17156 recorded outcomes in MI|Tax Deed (17156 with winning bid).

Sample size: 17,156
p(redeem) prior: 2%
Median sold: $3,900
Med bid/assessed: —

Calhoun County2025-10-31
Owned
$14,000
Berrien County2025-10-31
Owned
$5,700
Berrien County2025-10-31
Owned
$2,600
Calhoun County2025-10-31
Owned
$1,600
Berrien County2025-10-31
Owned
$1,100
Calhoun County2025-10-31
Owned
$1,000

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Deal analysis

Your maximum bid

$184,389

Walk away above this. Projected profit at the ceiling: $93,300 (30% of ARV).

Opening bid $29,607

Room to bid $154,781

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$78,244

Under max by $106,145

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $184,389 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $311,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $311,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$24,880
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$467/month.: −$5,132
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$93,300
Maximum bid: $184,389

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Cadillac Highway23 ft from parcel centre

Constant road noise from an arterial route. Frontage cuts residential appeal and can raise commercial appeal; which one depends on zoning.

Consumers Energy200 ft from parcel centre

Where a line crosses a parcel there is usually a recorded easement restricting what can be built under it — check the deed, not the map.

Industrial land0.7 mi from parcel centre

Truck traffic and operating hours are the usual complaint.

Quarry2.1 mi from parcel centre

Blasting schedules and heavy haulage on local roads.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

Deal analysis

Your maximum bid

$184,389

Walk away above this. Projected profit at the ceiling: $93,300 (30% of ARV).

Opening bid $29,607

Room to bid $154,781

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$78,244

Under max by $106,145

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $184,389 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $311,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $311,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$24,880
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$467/month.: −$5,132
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$93,300
Maximum bid: $184,389

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.

Site & surroundings

Context

County records

Manistee County rules

Historical comps

Verify before you bid

Site & surroundings

Context

County records

Manistee County rules

Historical comps

Verify before you bid

AI risk brief