SD-667553
1896 County Road 196
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Brown County, South Dakota. West River grazing and Black Hills recreational parcels.
View Brown market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $347,287 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-657564 Dirt · Off grid | 263.7 | Jul 27, 2026 | $357,200 | 1,355 | 1,867 | 2.1 mi | 94 |
| SD-887142 Gravel · Off grid | 194.3 | Jul 27, 2026 | $249,100 | 1,282 | 1,394 | 6.1 mi | 82 |
| SD-367300 Paved · Full utilities | 217.8 | Jan 23, 2026 | $737,200 | 3,385 | 2,291 | 11.8 mi | 77 |
| SD-417382 Dirt · Power at road | 231.1 | Jan 31, 2025 | $443,100 | 1,917 | 2,297 | 6.6 mi | 77 |
| SD-918196 Landlocked · Off grid | 416.8 | Mar 15, 2026 | $344,300 | 826 | 1,672 | 12.5 mi | 72 |
| SD-187098 Dirt · Full utilities | 188.2 | Dec 17, 2024 | $350,600 | 1,864 | 1,737 | 1.5 mi | 72 |
| SD-658443 Gravel · Full utilities | 498.5 | Jul 27, 2026 | $866,900 | 1,739 | 1,733 | 13.3 mi | 70 |
| SD-876903 Landlocked · Off grid | 163.4 | Nov 14, 2025 | $178,900 | 1,095 | 1,719 | 10.9 mi | 70 |
| SD-876165 Dirt · Off grid | 95.7 | Mar 23, 2024 | $149,400 | 1,561 | 1,801 | 9.1 mi | 57 |
Show adjustment detail for the top comp
- Access (Dirt → Paved)+37.2%
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.