SD-269013
8582 County Road 182
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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?
4 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.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $269,459 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-128354 Paved · Power at road | 467.4 | Jul 27, 2026 | $987,600 | 2,113 | 1,287 | 11.6 mi | 74 |
| SD-148423 Landlocked · Off grid | 491.3 | Feb 9, 2024 | $614,900 | 1,251 | 1,743 | 3.6 mi | 69 |
| SD-138274 Dirt · Full utilities | 441.1 | Sep 15, 2025 | $1,144,200 | 2,594 | 1,810 | 13.6 mi | 67 |
| SD-819966 Gravel · Full utilities | 1502.5 | Dec 24, 2023 | $1,860,800 | 1,238 | 1,160 | 5.7 mi | 62 |
| SD-569893 Gravel · Power at road | 1425.1 | Sep 7, 2024 | $2,177,500 | 1,528 | 1,671 | 11.5 mi | 60 |
Show adjustment detail for the top comp
- Tract size (467.38 ac → 753.35 ac)-13.5%
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Full utilities)+22.0%
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.