Lyman County, SD · Sold

SD-896610

1609 County Road 208

$186,900

$1,415/ac · 132 ac

Offer report Market this tract

Acreage132 ac

Price per acre$1,415/ac

ZoningAgricultural

Road accessLandlocked

UtilitiesFull utilities

TopographyMixed

ListedMay 17, 2025

Coordinates43.7989, -99.8467

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County GIS boundary

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County market

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

View Lyman market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands11.5% of tract

Little to no mapped wetland coverage.

Average slope6.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

PowerOn site

Power at or near the road.

Buildable area111.08 of 132.12 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$258,114

$200,516 – $315,712 · $1,954/ac on 132 ac

Asking vs estimate

-27.6%

Priced below the comp set

Weighted from 10 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 $186,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$147,494

$1,116/ac · +30.0% target margin

You need $39,406 off asking to hit this margin.

All-in cost$160,031

Net resale$237,465

Projected profit$77,434

ROI+48.4%

Annualized+69.2%

Break-even resale$1,317/ac

Profit if resale lands off target

-20%

$29,941

-10%

$53,687

$77,434

+10%

$101,180

+20%

$124,927

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
SD-347152 Dirt · Off grid	195.7	Jul 21, 2026	$380,100	1,943	2,458	2.8 mi	80
SD-377066 Dirt · Power at road	183.8	Jul 27, 2026	$382,000	2,078	2,195	6.7 mi	79
SD-817168 Dirt · Full utilities	197.9	Jan 21, 2025	$470,300	2,376	2,233	5.7 mi	74
SD-287291 Gravel · Power at road	216.4	Feb 25, 2026	$295,500	1,366	1,321	4.0 mi	74
SD-715805 Gravel · Full utilities	73.7	Jul 27, 2026	$213,200	2,891	1,708	12.8 mi	73
SD-506479 Paved · Off grid	120.2	Mar 24, 2025	$312,000	2,596	2,218	10.3 mi	71
SD-667011 Gravel · Power at road	176.7	Dec 6, 2024	$252,700	1,431	1,374	3.3 mi	71
SD-997788 Paved · Power at road	310.2	Nov 30, 2025	$468,900	1,512	1,387	3.8 mi	68
SD-435990 Landlocked · Power at road	84.3	Dec 16, 2023	$148,500	1,761	2,136	14.5 mi	66
SD-317671 Paved · Power at road	285.0	Oct 25, 2024	$764,100	2,681	2,508	7.9 mi	60

Show adjustment detail for the top comp

Tract size (195.66 ac → 132.12 ac)+11.2%
Access (Dirt → Landlocked)-20.9%
Utilities (Off grid → Full utilities)+43.5%

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