SD-145671
3170 County Road 20
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Sully County, South Dakota. West River grazing and Black Hills recreational parcels.
View Sully 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.
1,251 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $45,434 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| SD-326599 Gravel · Full utilities | 131.1 | Jul 25, 2026 | $409,100 | 3,121 | 2,565 | 6.7 mi | 81 |
| SD-305236 Dirt · Full utilities | 48.8 | Jul 27, 2026 | $206,200 | 4,222 | 3,208 | 10.0 mi | 77 |
| SD-965112 Dirt · Power at road | 44.6 | Jan 31, 2026 | $172,300 | 3,859 | 3,587 | 4.2 mi | 75 |
| SD-446179 Dirt · Power at road | 96.7 | May 8, 2024 | $281,800 | 2,915 | 3,438 | 10.9 mi | 67 |
| SD-894972 Gravel · Power at road | 40.3 | Feb 27, 2024 | $184,500 | 4,574 | 3,872 | 5.6 mi | 66 |
| SD-246682 Dirt · Off grid | 139.2 | Jul 27, 2024 | $369,900 | 2,658 | 4,012 | 2.9 mi | 65 |
| SD-144401 Gravel · Off grid | 26.7 | Jul 9, 2024 | $115,900 | 4,347 | 3,984 | 5.7 mi | 64 |
| SD-127320 Paved · Off grid | 221.0 | Apr 13, 2025 | $509,700 | 2,307 | 2,800 | 3.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (131.08 ac → 66.92 ac)+17.7%
- Utilities (Full utilities → Off grid)-30.3%
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.