8575 W M-115 HWY MESICK

Michigan

Tax DeedpendingSells Aug 27, 2026 · 43 days ago

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APN: 2312-10-2104

County: Wexford

Value

Assessed Value: $24,300

Opportunity

Opening Bid: $5,531

Opening bid

$5,531

Assessed value

$24,300

Market / AVM

—

Taxes owed

—

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

Land/Location Information

APN: 2312-10-2104
County: Wexford

Legal Description

COM AT N 1/4 COR OF SEC; S 1184.48 FT TO POB: S 128.03 FT; S 84D59M29S W 400 FT; N 259.68 FT; ALG C/L M-115 ALG CURV TO LEFT; LC OF S 76D34M04S E 415.82 FT TO POB. --1.743 A M/L SP SEC 10 T23N R12W -MESICK

Tax Assessment Information

Total Assessed Value: $24,300

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Deal analysis

Your maximum bid

$26,007

Walk away above this. Projected profit at the ceiling: $14,580 (30% of ARV).

Opening bid $5,531

Room to bid $20,476

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

History-guided suggestion

$11,849

Under max by $14,158

≤ 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 $26,007 — 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 $24,300 ÷ 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: $48,600
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$3,888
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): −$14,580
Maximum bid: $26,007

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.

8575 W M-115 HWY MESICK

Value

Opportunity

Land/Location Information

Legal Description

Tax Assessment Information

County records

8575 W M-115 HWY MESICK

Value

Opportunity

Land/Location Information

Legal Description

Tax Assessment Information

County records

Wexford County rules

Historical comps

Verify before you bid