3740 W NORTH DOWN RIVER RD GRAYLING MI

GRAYLING, Michigan, 49738

Tax DeedpendingSells Aug 19, 2026 · 24 days ago

View on map ↗

Opening bid

$693

Assessed value

$11,600

Market / AVM

—

Taxes owed

—

Parcel number: 040-44-033-12-020-03
Case number: —
Land use: Vacant
Building: —
Acreage: 2.5
Lot size: —
Year built: —
Owner of record: —

Legal description

THE W/2 OF W/2 OF SW/4 OF SE/4 OF SW/4 OF SEC 33 T27N R3W CONT 2.5 AC.

Property facts enriched via mi-taxsaleinfo-sev · 8/1/2026

Aerial view of 3740 W NORTH DOWN RIVER RD GRAYLING MI — 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 3740 W NORTH DOWN RIVER RD GRAYLING MI — 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.

Runway 05/231.9 mi from parcel centre
Approach paths extend far beyond the runway itself — check which end the parcel is under.
Runway 14/322.2 mi from parcel centre
Approach paths extend far beyond the runway itself — check which end the parcel is under.
24% of homes vacant in Census Tract 9603
561 of 2,328 units are empty. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
Elevation 1148 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

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: 040-44-033-12-020-03
Assessor Records ↗search: 040-44-033-12-020-03
Property Tax Search ↗search: 040-44-033-12-020-03
Delinquent Tax Search ↗search: 040-44-033-12-020-03
Recorder, Register of Deeds ↗search: 040-44-033-12-020-03
Michigan Survey and Plat Records Search ↗search: 040-44-033-12-020-03
Google Maps (parcel / address search) ↗

Crawford 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: —

Bay County2025-10-31
Owned
$700
Calhoun County2025-10-31
Owned
$750
Berrien County2025-10-31
Owned
$800
Berrien County2025-10-31
Owned
$800
Berrien County2025-10-31
Owned
$850
Bay County2025-10-31
Owned
$550

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

$10,259

Walk away above this. Projected profit at the ceiling: $6,960 (30% of ARV).

Opening bid $693

Room to bid $9,566

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$3,781

Under max by $6,478

≤ 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 $10,259 — 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

Assessed $11,600 ÷ 0.5 assessment ratio. Michigan state equalized value is 50% of true cash value by constitution (Mich. Const. art. IX, § 3); taxable value may be lower still. The SEV published with these auction listings is taken from the delinquent tax year that was foreclosed upon, so it is typically several years stale — in a rising market it understates current value, and in a falling one it overstates it.

After-repair value: $23,200
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,856
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 ~$75/month.: −$825
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): −$6,960
Maximum bid: $10,259

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.

Runway 05/231.9 mi from parcel centre

Approach paths extend far beyond the runway itself — check which end the parcel is under.

Runway 14/322.2 mi from parcel centre

Approach paths extend far beyond the runway itself — check which end the parcel is under.

24% of homes vacant in Census Tract 9603

561 of 2,328 units are empty. High vacancy is an exit-risk signal rather than a price signal — the question is whether there is a buyer at any price, not what the price is.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

Elevation 1148 ft

Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

Deal analysis

Your maximum bid

$10,259

Walk away above this. Projected profit at the ceiling: $6,960 (30% of ARV).

Opening bid $693

Room to bid $9,566

Confidence: medium — ARV derived from assessed value, not comps.

History-guided suggestion

$3,781

Under max by $6,478

≤ 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 $10,259 — 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

After-repair value: $23,200
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$1,856
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 ~$75/month.: −$825
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): −$6,960
Maximum bid: $10,259

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

Crawford County rules

Historical comps

Verify before you bid

Site & surroundings

Context

County records

Crawford County rules

Historical comps

Verify before you bid

AI risk brief