Elwood

Michigan

Tax DeedpendingSells Aug 26, 2026 · 17 days ago

View on map ↗

Opening bid

$4,060

Assessed value

$22,900

Market / AVM

—

Taxes owed

—

Parcel number: 24-185-110-0006-00
Case number: —
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Legal description

CITY OF MUSKEGON CASTENHOLZ SUB DIV OF BLKS 100 101 & 103 TO 120 INCL LOTS 6 & 7 BLK 110

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

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: 24-185-110-0006-00
Foreclosures and Delinquent Tax Sales ↗search: 24-185-110-0006-00
Recorded Document Search ↗search: 24-185-110-0006-00
Michigan Survey and Plat Records Search ↗search: 24-185-110-0006-00
Google Maps (parcel / address search) ↗

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

Liens that survive

PA 123 foreclosure generally extinguishes most private liens when title vests in the FGU; federal tax liens and certain governmental interests can survive. Verify judgment and deed. Post-vesting taxes are purchaser responsibility.

Quiet title

Foreclosure deed is relatively strong; quiet title still used when occupancy, notice, or surplus issues could affect insurability.

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.

Muskegon County Treasurer — Foreclosure / Tax Auction ↗

Deal analysis

Your maximum bid

$24,271

Walk away above this. Projected profit at the ceiling: $13,740 (30% of ARV).

Opening bid $4,060

Room to bid $20,211

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

History-guided suggestion

$10,397

Under max by $13,874

≤ 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 $24,271 — 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 $22,900 ÷ 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: $45,800
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$3,664
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): −$13,740
Maximum bid: $24,271

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.

Deal analysis

Your maximum bid

$24,271

Walk away above this. Projected profit at the ceiling: $13,740 (30% of ARV).

Opening bid $4,060

Room to bid $20,211

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

History-guided suggestion

$10,397

Under max by $13,874

≤ 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 $24,271 — 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: $45,800
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$3,664
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): −$13,740
Maximum bid: $24,271

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.

County records

Muskegon County rules

Historical comps

Verify before you bid

County records

Muskegon County rules

Historical comps

Verify before you bid

AI risk brief