401 E DIVISION MANCELONA

MANCELONA, Michigan, 49659

Tax DeedpendingSells Aug 20, 2026 · 23 days ago

View on map ↗

Opening bid

$810

Assessed value

$58,400

Market / AVM

—

Taxes owed

—

Parcel number: 05-45-200-020-00
Case number: —
Land use: Vacant
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Legal description

LOT 18 EXCEPT S 8 FT THEREOF FRANKIE WOODRUFF'S ADD.

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

Aerial view of 401 E DIVISION MANCELONA — 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 401 E DIVISION MANCELONA — 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.

Great Lakes Central Railroad666 ft from parcel centre
Active freight track. Noise, vibration and horn use at crossings — check where the nearest crossing is before assuming quiet.
North Williams Street (2 nearby)741 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.
Runway 10/281.2 mi from parcel centre
Approach paths extend far beyond the runway itself — check which end the parcel is under.
Runway 18/361.3 mi from parcel centre
Approach paths extend far beyond the runway itself — check which end the parcel is under.
Mancelona Subsation0.5 mi from parcel centre
Transformer hum, and a persistent resale objection whatever the engineering says.

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: 05-45-200-020-00
Foreclosures and Delinquent Tax Sales ↗search: 05-45-200-020-00
Recorded Document Search ↗search: 05-45-200-020-00
Michigan Survey and Plat Records Search ↗search: 05-45-200-020-00
Google Maps (parcel / address search) ↗

Antrim 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: —

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

$67,189

Walk away above this. Projected profit at the ceiling: $35,040 (30% of ARV).

Opening bid $810

Room to bid $66,379

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

History-guided suggestion

$22,524

Under max by $44,665

≤ 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 $67,189 — 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 $58,400 ÷ 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: $116,800
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$9,344
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 ~$175/month.: −$1,927
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): −$35,040
Maximum bid: $67,189

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.

Great Lakes Central Railroad666 ft from parcel centre

Active freight track. Noise, vibration and horn use at crossings — check where the nearest crossing is before assuming quiet.

North Williams Street (2 nearby)741 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.

Runway 10/281.2 mi from parcel centre

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

Runway 18/361.3 mi from parcel centre

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

Mancelona Subsation0.5 mi from parcel centre

Transformer hum, and a persistent resale objection whatever the engineering says.

Deal analysis

Your maximum bid

$67,189

Walk away above this. Projected profit at the ceiling: $35,040 (30% of ARV).

Opening bid $810

Room to bid $66,379

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

History-guided suggestion

$22,524

Under max by $44,665

≤ 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 $67,189 — 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: $116,800
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$9,344
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 ~$175/month.: −$1,927
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): −$35,040
Maximum bid: $67,189

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.

401 E DIVISION MANCELONA

Site & surroundings

County records

Antrim County rules

Historical comps

Verify before you bid

401 E DIVISION MANCELONA

Site & surroundings

County records

Antrim County rules

Historical comps

Verify before you bid

Context

AI risk brief