Charles Mix County, SD · Sold

SD-468884

1719 County Road 280

$1,145,500

$1,669/ac · 686 ac

Offer report Market this tract

Acreage686 ac

Price per acre$1,669/ac

ZoningAgricultural

Road accessPaved

UtilitiesOff grid

TopographyWooded

ListedAug 11, 2025

Coordinates43.1216, -98.4865

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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

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

View Charles Mix market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Low risk

Wetlands15.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power1,090 ft away

Service extension needed; get a utility quote.

Buildable area550.80 of 686.14 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,028,052

$842,741 – $1,213,362 · $1,498/ac on 686 ac

Asking vs estimate

+11.4%

Priced above the comp set

Weighted from 7 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 $1,145,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$587,458

$856/ac · +30.0% target margin

You need $558,042 off asking to hit this margin.

All-in cost$637,392

Net resale$945,808

Projected profit$308,416

ROI+48.4%

Annualized+69.2%

Break-even resale$1,010/ac

Profit if resale lands off target

-20%

$119,254

-10%

$213,835

$308,416

+10%

$402,996

+20%

$497,577

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
SD-738535 Dirt · Off grid	532.9	Jul 27, 2026	$723,900	1,358	1,730	4.9 mi	84
SD-739330 Gravel · Off grid	947.8	Jul 27, 2026	$871,900	920	1,202	8.1 mi	81
SD-299779 Gravel · Off grid	1312.2	Jun 22, 2025	$1,077,600	821	1,242	2.8 mi	70
SD-867470 Landlocked · Power at road	246.3	Jul 27, 2026	$294,100	1,194	1,301	7.7 mi	69
SD-307980 Paved · Power at road	356.4	Jan 4, 2025	$776,700	2,179	1,623	14.4 mi	66
SD-207770 Dirt · Power at road	306.1	Feb 15, 2025	$633,000	2,067	2,012	13.6 mi	58
SD-147544 Dirt · Power at road	259.9	Dec 27, 2024	$406,900	1,566	1,461	13.2 mi	56

Show adjustment detail for the top comp

Tract size (532.86 ac → 686.14 ac)-7.4%
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.

Build the listing kit Post a deal or JV