Utah County, UT · Sold

UT-228851

9714 County Road 176

$1,443,400

$2,370/ac · 609 ac

Offer report Market this tract

Acreage609 ac

Price per acre$2,370/ac

ZoningResidential

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedOct 10, 2023

Coordinates40.1808, -111.7702

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County GIS boundary

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County market

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

View Utah market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands34.3% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope1.8%

Gentle grade, straightforward to develop.

Flood zoneAE

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

Legal accessDeeded frontage

4,287 ft of deeded road frontage.

Power12,486 ft away

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

Buildable area380.13 of 609.03 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,383,087

$1,089,284 – $1,676,889 · $2,271/ac on 609 ac

Asking vs estimate

+4.4%

In line with 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 $1,443,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$790,335

$1,298/ac · +30.0% target margin

You need $653,065 off asking to hit this margin.

All-in cost$857,513

Net resale$1,272,440

Projected profit$414,926

ROI+48.4%

Annualized+69.2%

Break-even resale$1,530/ac

Profit if resale lands off target

-20%

$160,438

-10%

$287,682

$414,926

+10%

$542,170

+20%

$669,414

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
UT-418346 Gravel · Off grid	422.4	Sep 17, 2025	$979,500	2,319	2,156	1.6 mi	84
UT-148825 Paved · Off grid	597.7	Dec 11, 2024	$2,182,800	3,652	3,294	4.5 mi	82
UT-677568 Paved · Off grid	240.4	Jan 25, 2026	$727,000	3,024	1,991	3.1 mi	70
UT-277383 Dirt · Off grid	210.3	May 20, 2026	$603,600	2,870	2,465	12.5 mi	66
UT-719263 Dirt · Power at road	820.8	Apr 3, 2024	$1,735,800	2,115	2,518	8.2 mi	66
UT-727387 Landlocked · Off grid	210.9	Mar 2, 2026	$418,400	1,984	2,176	9.6 mi	66
UT-127214 Dirt · Power at road	186.0	Oct 25, 2025	$354,400	1,905	1,376	12.6 mi	58
UT-327233 Dirt · Full utilities	188.6	Jun 20, 2025	$599,500	3,178	1,915	9.9 mi	58
UT-617643 Dirt · Power at road	253.8	Oct 1, 2024	$715,600	2,819	2,318	11.1 mi	57
UT-987246 Gravel · Off grid	190.4	Dec 24, 2023	$517,600	2,719	2,149	12.7 mi	56

Show adjustment detail for the top comp

Tract size (422.43 ac → 609.03 ac)-10.5%
Market time (11 mo)+3.8%

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