SD-473459
817 County Road 85
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Pennington County, South Dakota. West River grazing and Black Hills recreational parcels.
View Pennington market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $6,313 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-213562 Gravel · Off grid | 14.5 | Nov 9, 2025 | $31,400 | 2,165 | 1,531 | 2.8 mi | 82 |
| SD-234084 Paved · Power at road | 21.2 | Jun 23, 2026 | $67,700 | 3,195 | 1,659 | 8.9 mi | 75 |
| SD-965029 Paved · Off grid | 42.0 | Jul 27, 2026 | $101,900 | 2,425 | 1,646 | 3.0 mi | 73 |
| SD-412083 Dirt · Off grid | 5.0 | Mar 1, 2026 | $8,500 | 1,701 | 1,279 | 3.2 mi | 70 |
| SD-363938 Gravel · Power at road | 19.1 | Jul 22, 2025 | $33,000 | 1,728 | 1,085 | 7.8 mi | 70 |
| SD-633632 Gravel · Power at road | 15.3 | Jan 18, 2024 | $35,100 | 2,298 | 1,491 | 9.9 mi | 67 |
| SD-381854 Gravel · Full utilities | 4.2 | May 22, 2025 | $12,700 | 3,024 | 1,395 | 5.1 mi | 66 |
| SD-875028 Dirt · Off grid | 42.0 | Jun 27, 2024 | $67,600 | 1,610 | 1,631 | 7.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (14.52 ac → 13.48 ac)+0.8%
- Access (Gravel → Landlocked)-32.0%
- Market time (9 mo)+3.2%
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.