SD-702736
1140 County Road 170
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Gregory County, South Dakota. West River grazing and Black Hills recreational parcels.
View Gregory market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
286 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $20,589 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-912751 Dirt · Power at road | 8.1 | Jun 19, 2026 | $39,100 | 4,850 | 5,681 | 6.5 mi | 90 |
| SD-862713 Gravel · Power at road | 7.8 | Mar 24, 2025 | $43,000 | 5,478 | 5,792 | 2.2 mi | 87 |
| SD-322098 Gravel · Off grid | 5.0 | Jul 27, 2026 | $16,300 | 3,245 | 3,728 | 3.7 mi | 86 |
| SD-322529 Paved · Full utilities | 6.9 | May 14, 2026 | $37,800 | 5,497 | 3,823 | 6.0 mi | 80 |
| SD-842536 Gravel · Full utilities | 6.9 | Nov 16, 2024 | $33,900 | 4,911 | 4,281 | 3.4 mi | 80 |
| SD-783221 Dirt · Off grid | 11.3 | Jul 6, 2026 | $58,800 | 5,189 | 7,327 | 6.3 mi | 78 |
| SD-743328 Dirt · Off grid | 12.3 | Dec 20, 2024 | $56,400 | 4,600 | 6,963 | 1.4 mi | 75 |
| SD-832874 Landlocked · Off grid | 8.8 | Dec 1, 2024 | $23,800 | 2,703 | 5,046 | 4.9 mi | 74 |
| SD-871511 Dirt · Off grid | 3.3 | Jul 27, 2026 | $10,600 | 3,220 | 4,233 | 4.1 mi | 73 |
| SD-733899 Dirt · Off grid | 18.5 | Jul 27, 2026 | $67,800 | 3,657 | 5,423 | 5.1 mi | 73 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Market time (2 mo)+0.7%
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.