Juab County, UT · Sold

UT-708432

1446 County Road 164

$1,200,300

$2,670/ac · 450 ac

Offer report Market this tract

Acreage450 ac

Price per acre$2,670/ac

ZoningResidential

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedFeb 10, 2026

Coordinates39.7396, -112.7136

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Juab County, Utah. Off-grid ranchette subdivisions and Wasatch-adjacent acreage.

View Juab market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands34.0% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope3.6%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,847 ft of deeded road frontage.

Power14,362 ft away

A long utility run — price in solar/off-grid instead.

Buildable area281.89 of 449.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$859,872

$679,066 – $1,040,678 · $1,913/ac on 450 ac

Asking vs estimate

+39.6%

Priced above the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,200,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$491,355

$1,093/ac · +30.0% target margin

You need $708,945 off asking to hit this margin.

All-in cost$533,120

Net resale$791,082

Projected profit$257,962

ROI+48.4%

Annualized+69.3%

Break-even resale$1,289/ac

Profit if resale lands off target

-20%

$99,746

-10%

$178,854

$257,962

+10%

$337,070

+20%

$416,179

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
UT-569470 Gravel · Power at road	953.6	Jul 27, 2026	$1,363,400	1,430	1,533	9.2 mi	78
UT-947606 Gravel · Off grid	247.1	Apr 23, 2025	$728,100	2,946	2,608	9.2 mi	73
UT-767272 Paved · Off grid	194.0	Jul 27, 2026	$641,600	3,307	2,201	10.0 mi	72
UT-657382 Dirt · Off grid	210.1	Nov 27, 2025	$403,600	1,921	1,844	4.3 mi	71
UT-197300 Paved · Full utilities	198.0	Mar 8, 2025	$510,000	2,576	1,271	1.5 mi	66
UT-426850 Landlocked · Power at road	142.9	Aug 27, 2024	$263,900	1,846	1,803	11.8 mi	58
UT-759694 Paved · Power at road	1121.7	Sep 30, 2024	$2,398,300	2,138	2,199	8.8 mi	58
UT-356871 Landlocked · Full utilities	145.1	Aug 24, 2024	$328,600	2,265	1,820	8.7 mi	55

Show adjustment detail for the top comp

Tract size (953.64 ac → 449.59 ac)+25.8%
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.

Build the listing kit Post a deal or JV