Brown County, SD · Sold

SD-187098

2856 County Road 294

$410,100

$2,180/ac · 188 ac

Offer report Market this tract

Acreage188 ac

Price per acre$2,180/ac

ZoningRecreational

Road accessDirt

UtilitiesFull utilities

TopographySloped

ListedOct 10, 2023

Coordinates45.5604, -98.2547

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Brown County, South Dakota. West River grazing and Black Hills recreational parcels.

View Brown market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands6.2% of tract

Little to no mapped wetland coverage.

Average slope22.1%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,282 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area105.89 of 188.15 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$405,777

$341,659 – $469,895 · $2,157/ac on 188 ac

Asking vs estimate

+1.1%

In line with the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $410,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$231,873

$1,232/ac · +30.0% target margin

You need $178,227 off asking to hit this margin.

All-in cost$251,582

Net resale$373,315

Projected profit$121,733

ROI+48.4%

Annualized+69.2%

Break-even resale$1,453/ac

Profit if resale lands off target

-20%

$47,070

-10%

$84,401

$121,733

+10%

$159,064

+20%

$196,396

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
SD-887142 Gravel · Off grid	194.3	Jul 27, 2026	$249,100	1,282	1,600	4.6 mi	86
SD-657564 Dirt · Off grid	263.7	Jul 27, 2026	$357,200	1,355	2,143	2.2 mi	84
SD-876903 Landlocked · Off grid	163.4	Nov 14, 2025	$178,900	1,095	1,973	9.4 mi	79
SD-367300 Paved · Full utilities	217.8	Jan 23, 2026	$737,200	3,385	2,630	10.4 mi	77
SD-667553 Paved · Off grid	261.6	Jul 6, 2025	$545,500	2,085	2,505	1.5 mi	74
SD-417382 Dirt · Power at road	231.1	Jan 31, 2025	$443,100	1,917	2,637	6.7 mi	74
SD-658443 Gravel · Full utilities	498.5	Jul 27, 2026	$866,900	1,739	1,990	12.2 mi	74
SD-918196 Landlocked · Off grid	416.8	Mar 15, 2026	$344,300	826	1,919	11.1 mi	71
SD-876165 Dirt · Off grid	95.7	Mar 23, 2024	$149,400	1,561	2,068	7.6 mi	63

Show adjustment detail for the top comp

Tract size (194.25 ac → 188.15 ac)+0.9%
Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Full utilities)+43.5%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV