UT-218868
1450 County Road 398
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Sanpete County, Utah. Off-grid ranchette subdivisions and Wasatch-adjacent acreage.
View Sanpete market data →Step 1 · Is this a deal?
3 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.
2,803 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $1,077,144 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| UT-109022 Gravel · Power at road | 689.4 | Mar 17, 2026 | $1,722,300 | 2,499 | 3,786 | 4.3 mi | 86 |
| UT-528757 Dirt · Power at road | 568.9 | Jul 27, 2026 | $2,028,500 | 3,565 | 5,837 | 4.3 mi | 85 |
| UT-808688 Dirt · Off grid | 541.2 | Jul 19, 2026 | $1,138,700 | 2,104 | 3,995 | 6.5 mi | 82 |
| UT-558159 Dirt · Power at road | 368.9 | Jun 6, 2026 | $1,489,200 | 4,037 | 5,836 | 2.2 mi | 78 |
| UT-999459 Gravel · Off grid | 946.1 | Jul 27, 2026 | $1,776,700 | 1,878 | 3,637 | 9.9 mi | 75 |
| UT-757310 Gravel · Full utilities | 199.4 | Jul 27, 2026 | $967,100 | 4,849 | 4,116 | 10.0 mi | 69 |
| UT-817335 Dirt · Power at road | 203.1 | Apr 17, 2026 | $474,700 | 2,337 | 2,862 | 7.9 mi | 65 |
| UT-119705 Dirt · Full utilities | 1130.6 | Oct 28, 2023 | $2,704,300 | 2,392 | 4,423 | 9.9 mi | 61 |
| UT-687972 Gravel · Power at road | 322.2 | Dec 2, 2024 | $1,434,900 | 4,454 | 5,656 | 13.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (689.35 ac → 616.58 ac)+3.5%
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (5 mo)+1.7%
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.