716 E Danaher St

Ludington, Michigan, 49431

Tax DeedpendingSells Aug 27, 2026 · 16 days ago

View on map ↗

Opening bid

$18,298

Assessed value

$80,700

Land $80,700Improvement $0

Market / AVM

$154,000

Taxes owed

—

Parcel number: 051-335-005-00
Case number: —
Land use: Vacant
Beds / baths: 2 bd · 1 ba
Building: —
Acreage: 0.19
Lot size: 8,389 sqft
Year built: —
Owner of record: Mason County Treasurer

Legal description

ADDITION NO. 3 LOT 5 BLOCK 135.

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 716 E Danaher St — 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 716 E Danaher St — 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.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
16% of homes vacant year-round in Census Tract 9505
310 of 1,896 units vacant year-round, around or below the national tract average. A further 185 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 26%.
Tract median home value $187,500
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $55,725
Tract median household income. Sets what a local buyer can finance.
Elevation 626 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: 051-335-005-00
Foreclosures and Delinquent Tax Sales ↗search: 051-335-005-00
Recorded Document Search ↗search: 051-335-005-00
Michigan Survey and Plat Records Search ↗search: 051-335-005-00
Google Maps (parcel / address search) ↗

Mason 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

$89,639

Walk away above this. Projected profit at the ceiling: $46,200 (30% of ARV).

Opening bid $18,298

Room to bid $71,341

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

History-guided suggestion

$40,380

Under max by $49,259

≤ 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 $89,639 — 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 $154,000. 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: $154,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$12,320
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 ~$231/month.: −$2,541
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): −$46,200
Maximum bid: $89,639

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.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

16% of homes vacant year-round in Census Tract 9505

310 of 1,896 units vacant year-round, around or below the national tract average. A further 185 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 26%.

Tract median home value $187,500

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $55,725

Tract median household income. Sets what a local buyer can finance.

Elevation 626 ft

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

Deal analysis

Your maximum bid

$89,639

Walk away above this. Projected profit at the ceiling: $46,200 (30% of ARV).

Opening bid $18,298

Room to bid $71,341

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

History-guided suggestion

$40,380

Under max by $49,259

≤ 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 $89,639 — 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 $154,000. 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: $154,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$12,320
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 ~$231/month.: −$2,541
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): −$46,200
Maximum bid: $89,639

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

Mason County rules

Historical comps

Verify before you bid

Site & surroundings

Context

County records

Mason County rules

Historical comps

Verify before you bid

AI risk brief