1288 Lipp Farm Rd

Benzonia, Michigan, 49616

Tax DeedpendingSells Aug 27, 2026 · 16 days ago

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Opening bid

—

Assessed value

$183,900

Market / AVM

$500,000

Taxes owed

—

Parcel number: 02-036-002-13
Case number: —
Land use: Vacant
Beds / baths: 4 bd · 3 ba
Building: —
Acreage: 1
Lot size: 43,765 sqft
Year built: —
Owner of record: Clara Heniser

Legal description

PT OF E 1/2 OF NE 1/4 COM AT NE COR OF SEC W 952.98 FT ALG N LN SEC TO POB S 337.85 FT W 151.86 FT TO E ROW PVT RD ALG CRV TO LFT RAD 60 FT DIST OF 118.99 FT (CHRD BRS N 11 DEG 22' 24" W 100.43 FT) N 21 DEG 48' 46" E 258.04 FT E 75 FT TO POB. SUBJ TO ROW HOMESTEAD RD W/ NON-EXCL PVT RD EASE. SEC 36 T26N R15W. 1 A M/L. PARCEL "C" SRVY P.A. 1288 LIPP FARM ROAD (PVT)

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 1288 Lipp Farm Rd — 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 1288 Lipp Farm Rd — 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.
4% of homes vacant year-round in Census Tract 5
73 of 2,030 units vacant year-round, around or below the national tract average. A further 762 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 41%.
Tract median home value $237,000
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 $64,042
Tract median household income. Sets what a local buyer can finance.
Elevation 795 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: 02-036-002-13
Foreclosures and Delinquent Tax Sales ↗search: 02-036-002-13
Recorded Document Search ↗search: 02-036-002-13
Michigan Survey and Plat Records Search ↗search: 02-036-002-13
Google Maps (parcel / address search) ↗

Benzie 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
$550
Bay County2025-10-31
Owned
$550
Bay County2025-10-31
Owned
$550
Bay County2025-10-31
Owned
$550
Bay County2025-10-31
Owned
$700
Berrien County2025-10-31
Owned
$850

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

$298,450

Walk away above this. Projected profit at the ceiling: $150,000 (30% of ARV).

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

History-guided suggestion

$244,729

Under max by $53,721

≤ 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 $298,450 — 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 $500,000. 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: $500,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$40,000
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 ~$750/month.: −$8,250
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): −$150,000
Maximum bid: $298,450

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.

4% of homes vacant year-round in Census Tract 5

73 of 2,030 units vacant year-round, around or below the national tract average. A further 762 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 41%.

Tract median home value $237,000

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 $64,042

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

Elevation 795 ft

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

Deal analysis

Your maximum bid

$298,450

Walk away above this. Projected profit at the ceiling: $150,000 (30% of ARV).

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

History-guided suggestion

$244,729

Under max by $53,721

≤ 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 $298,450 — 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 $500,000. 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: $500,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$40,000
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 ~$750/month.: −$8,250
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): −$150,000
Maximum bid: $298,450

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

Benzie County rules

Historical comps

Verify before you bid

Site & surroundings

Context

County records

Benzie County rules

Historical comps

Verify before you bid

AI risk brief