2788 E HOAGUE RD FREE SOIL

FREE SOIL, Michigan, 49411

Tax DeedpendingSells Aug 27, 2026 · 39 days ago

View on map ↗

Opening bid

$4,978

Assessed value

$34,500

Market / AVM

—

Taxes owed

—

Parcel number: 005-003-006-10
Case number: —
Land use: —
Building: —
Acreage: —
Lot size: —
Year built: —
Owner of record: —

Legal description

N 208 FT OF S 473 FT OF E 236 FT OF SE 1/4 OF SW 1/4. SEC 3 T20N R16W 1.13 A M/L

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

Aerial view of 2788 E HOAGUE RD FREE SOIL — the parcel

Aerial view of 2788 E HOAGUE RD FREE SOIL — what is around it

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.
5% of homes vacant year-round in Census Tract 9501
94 of 1,746 units vacant year-round, around or below the national tract average. A further 596 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 40%.
Tract median home value $178,100
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 $58,365
Tract median household income. Sets what a local buyer can finance.
Elevation 709 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: 005-003-006-10
Foreclosures and Delinquent Tax Sales ↗search: 005-003-006-10
Recorded Document Search ↗search: 005-003-006-10
Michigan Survey and Plat Records Search ↗search: 005-003-006-10
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: —

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

$38,342

Walk away above this. Projected profit at the ceiling: $20,700 (30% of ARV).

Opening bid $4,978

Room to bid $33,364

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

History-guided suggestion

$15,563

Under max by $22,779

≤ 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 $38,342 — 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 $34,500 ÷ 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: $69,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$5,520
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 ~$104/month.: −$1,139
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): −$20,700
Maximum bid: $38,342

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.

5% of homes vacant year-round in Census Tract 9501

94 of 1,746 units vacant year-round, around or below the national tract average. A further 596 unit(s) are vacant seasonally — second homes rather than distress — so a headline vacancy rate quoted elsewhere for this tract will read 40%.

Tract median home value $178,100

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 $58,365

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

Elevation 709 ft

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

Deal analysis

Your maximum bid

$38,342

Walk away above this. Projected profit at the ceiling: $20,700 (30% of ARV).

Opening bid $4,978

Room to bid $33,364

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

History-guided suggestion

$15,563

Under max by $22,779

≤ 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 $38,342 — 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: $69,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$5,520
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 ~$104/month.: −$1,139
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): −$20,700
Maximum bid: $38,342

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