SD-404403
7854 County Road 308
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Charles Mix County, South Dakota. West River grazing and Black Hills recreational parcels.
View Charles Mix market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
417 ft of deeded road frontage.
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 8 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 $30,490 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-524806 Paved · Full utilities | 35.8 | Dec 3, 2025 | $142,700 | 3,992 | 2,188 | 3.3 mi | 81 |
| SD-323440 Dirt · Off grid | 13.3 | Jul 27, 2026 | $29,400 | 2,213 | 2,034 | 6.2 mi | 78 |
| SD-545974 Gravel · Off grid | 83.3 | Jul 27, 2026 | $113,700 | 1,364 | 1,467 | 3.9 mi | 72 |
| SD-424106 Landlocked · Power at road | 21.5 | Dec 16, 2023 | $55,800 | 2,592 | 3,006 | 2.2 mi | 70 |
| SD-322800 Landlocked · Power at road | 8.4 | Jul 27, 2026 | $17,600 | 2,100 | 1,996 | 5.2 mi | 69 |
| SD-773170 Landlocked · Power at road | 10.9 | May 19, 2026 | $35,300 | 3,228 | 3,158 | 9.9 mi | 68 |
| SD-155270 Dirt · Full utilities | 50.0 | Jun 20, 2025 | $100,600 | 2,009 | 1,639 | 8.3 mi | 68 |
| SD-995015 Paved · Off grid | 41.6 | Feb 12, 2025 | $86,300 | 2,073 | 1,731 | 10.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (35.76 ac → 26.71 ac)+4.9%
- Access (Paved → Dirt)-27.1%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (8 mo)+2.9%
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.