Sanpete County, UT · Sold

UT-558159

2994 County Road 395

$1,557,700

$4,222/ac · 369 ac

Offer report Market this tract

Acreage369 ac

Price per acre$4,222/ac

ZoningMixed Use

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedOct 6, 2025

Coordinates39.4503, -111.6580

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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

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

View Sanpete market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands2.0% of tract

Little to no mapped wetland coverage.

Average slope16.8%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power84 ft away

Power at or near the road.

Buildable area289.23 of 368.91 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,132,840

$864,864 – $1,400,817 · $3,071/ac on 369 ac

Asking vs estimate

+37.5%

Priced above the comp set

Weighted from 10 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 $1,557,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$647,337

$1,755/ac · +30.0% target margin

You need $910,363 off asking to hit this margin.

All-in cost$702,361

Net resale$1,042,213

Projected profit$339,853

ROI+48.4%

Annualized+69.2%

Break-even resale$2,069/ac

Profit if resale lands off target

-20%

$131,410

-10%

$235,631

$339,853

+10%

$444,074

+20%

$548,295

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
UT-528757 Dirt · Power at road	568.9	Jul 27, 2026	$2,028,500	3,565	4,070	6.5 mi	86
UT-808688 Dirt · Off grid	541.2	Jul 19, 2026	$1,138,700	2,104	2,785	7.7 mi	85
UT-218868 Paved · Full utilities	616.6	Jul 27, 2026	$2,487,700	4,035	2,819	2.2 mi	79
UT-109022 Gravel · Power at road	689.4	Mar 17, 2026	$1,722,300	2,499	2,640	2.2 mi	76
UT-817335 Dirt · Power at road	203.1	Apr 17, 2026	$474,700	2,337	1,995	9.6 mi	75
UT-736448 Dirt · Off grid	106.8	Jul 27, 2026	$353,100	3,306	2,768	7.5 mi	74
UT-999459 Gravel · Off grid	946.1	Jul 27, 2026	$1,776,700	1,878	2,536	12.0 mi	73
UT-757310 Gravel · Full utilities	199.4	Jul 27, 2026	$967,100	4,849	2,870	11.6 mi	72
UT-687972 Gravel · Power at road	322.2	Dec 2, 2024	$1,434,900	4,454	3,944	15.4 mi	69
UT-736692 Landlocked · Full utilities	127.5	Oct 18, 2025	$704,500	5,528	4,403	2.9 mi	65

Show adjustment detail for the top comp

Tract size (568.94 ac → 368.91 ac)+13.9%

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