SD-792385
3488 County Road 399
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McPherson County, South Dakota. West River grazing and Black Hills recreational parcels.
View McPherson 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.
591 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $12,983 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-532694 Gravel · Off grid | 7.7 | Jan 24, 2026 | $22,700 | 2,928 | 2,611 | 11.2 mi | 76 |
| SD-820394 Landlocked · Power at road | 1.5 | May 22, 2026 | $5,900 | 4,048 | 4,202 | 1.9 mi | 67 |
| SD-101638 Landlocked · Full utilities | 3.6 | Oct 27, 2024 | $15,500 | 4,305 | 3,984 | 2.1 mi | 67 |
| SD-794705 Gravel · Off grid | 33.2 | Jun 2, 2026 | $93,100 | 2,800 | 2,903 | 4.2 mi | 66 |
| SD-274667 Dirt · Off grid | 32.3 | Oct 17, 2025 | $98,100 | 3,035 | 3,737 | 6.9 mi | 62 |
| SD-600968 Dirt · Full utilities | 2.2 | Jan 31, 2025 | $8,900 | 4,022 | 2,874 | 6.1 mi | 62 |
| SD-580293 Dirt · Off grid | 1.4 | Nov 10, 2024 | $3,800 | 2,798 | 2,871 | 8.8 mi | 58 |
| SD-764219 Gravel · Power at road | 23.4 | Aug 31, 2025 | $111,500 | 4,770 | 4,107 | 11.2 mi | 57 |
| SD-820183 Dirt · Full utilities | 1.3 | Nov 18, 2024 | $6,000 | 4,755 | 3,392 | 8.0 mi | 56 |
Show adjustment detail for the top comp
- Tract size (7.74 ac → 6.19 ac)+1.4%
- Access (Gravel → Dirt)-14.0%
- Market time (7 mo)+2.3%
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.