SD-189066
4422 County Road 196
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Roberts County, South Dakota. West River grazing and Black Hills recreational parcels.
View Roberts 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.
4,425 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 6 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 $847,974 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-209644 Landlocked · Power at road | 1189.9 | Jul 27, 2026 | $816,400 | 686 | 1,155 | 5.2 mi | 83 |
| SD-759275 Gravel · Power at road | 910.8 | Nov 15, 2024 | $1,178,400 | 1,294 | 1,460 | 6.5 mi | 75 |
| SD-389389 Gravel · Off grid | 989.2 | May 20, 2025 | $1,174,300 | 1,187 | 1,584 | 13.1 mi | 74 |
| SD-648391 Gravel · Power at road | 480.1 | Jun 20, 2026 | $684,500 | 1,426 | 1,240 | 9.3 mi | 74 |
| SD-617926 Gravel · Power at road | 342.8 | Aug 3, 2025 | $682,200 | 1,990 | 1,623 | 11.1 mi | 62 |
| SD-648348 Gravel · Full utilities | 465.4 | Feb 27, 2024 | $800,600 | 1,720 | 1,332 | 12.2 mi | 59 |
Show adjustment detail for the top comp
- Tract size (1189.92 ac → 782.84 ac)+13.9%
- Access (Landlocked → Paved)+73.5%
- Utilities (Power at road → Off grid)-15.0%
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.