Sanpete County, UT · Sold

UT-999459

6101 County Road 223

$1,892,100

$2,000/ac · 946 ac

Offer report Market this tract

Acreage946 ac

Price per acre$2,000/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedJul 15, 2026

Coordinates39.3802, -111.4531

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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

Wetlands2.8% of tract

Little to no mapped wetland coverage.

Average slope18.7%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,420 ft of deeded road frontage.

Power13,732 ft away

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

Buildable area735.66 of 946.07 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,339,818

$1,911,935 – $2,767,700 · $2,473/ac on 946 ac

Asking vs estimate

-19.1%

Priced below the comp set

Weighted from 7 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 $1,892,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,337,039

$1,413/ac · +30.0% target margin

You need $555,061 off asking to hit this margin.

All-in cost$1,450,687

Net resale$2,152,632

Projected profit$701,945

ROI+48.4%

Annualized+69.2%

Break-even resale$1,667/ac

Profit if resale lands off target

-20%

$271,419

-10%

$486,682

$701,945

+10%

$917,208

+20%

$1,132,472

Comparable sales7 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	3,021	5.7 mi	81
UT-808688 Dirt · Off grid	541.2	Jul 19, 2026	$1,138,700	2,104	2,067	11.0 mi	80
UT-218868 Paved · Full utilities	616.6	Jul 27, 2026	$2,487,700	4,035	2,093	9.9 mi	75
UT-109022 Gravel · Power at road	689.4	Mar 17, 2026	$1,722,300	2,499	1,960	14.1 mi	74
UT-558159 Dirt · Power at road	368.9	Jun 6, 2026	$1,489,200	4,037	3,020	12.0 mi	71
UT-119705 Dirt · Full utilities	1130.6	Oct 28, 2023	$2,704,300	2,392	2,289	8.6 mi	66
UT-687972 Gravel · Power at road	322.2	Dec 2, 2024	$1,434,900	4,454	2,927	5.7 mi	62

Show adjustment detail for the top comp

Tract size (568.94 ac → 946.07 ac)-14.5%
Access (Dirt → Gravel)+16.3%
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