UT-965387
821 County Road 116
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Cache County, Utah. Off-grid ranchette subdivisions and Wasatch-adjacent acreage.
View Cache market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
818 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 7 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 $59,230 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| UT-446402 Dirt · Off grid | 103.3 | Jul 27, 2026 | $318,300 | 3,081 | 4,236 | 11.8 mi | 76 |
| UT-133951 Gravel · Power at road | 17.5 | Feb 23, 2025 | $83,600 | 4,779 | 3,658 | 1.4 mi | 70 |
| UT-345940 Paved · Power at road | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 4,376 | 5.6 mi | 69 |
| UT-664404 Paved · Power at road | 24.3 | Mar 3, 2026 | $216,900 | 8,925 | 5,799 | 8.7 mi | 68 |
| UT-264837 Dirt · Power at road | 33.3 | Mar 26, 2024 | $176,700 | 5,315 | 5,373 | 2.5 mi | 67 |
| UT-635606 Dirt · Power at road | 58.0 | Dec 30, 2024 | $316,800 | 5,459 | 5,955 | 13.9 mi | 67 |
| UT-767099 Dirt · Off grid | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 6,236 | 0.3 mi | 64 |
Show adjustment detail for the top comp
- Tract size (103.31 ac → 49.52 ac)+18.0%
- Access (Dirt → Gravel)+16.3%
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.