Comparable sales & offer analysis
Parcel UT-446614
Box Elder County, UT · 120 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$245,700
Adjusted value
$254,259
Value range
$203,598–$304,921
Comp $/acre
$2,111/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.4% versus the adjusted value.
Offer position
Max allowable offer
$145,291
Offer $/acre
$1,206/ac
Projected profit
$76,278
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| UT-926340 | 98.8 | Sep 24, 2024 | $160,900 | 1,629 | 1,439 | 72 |
| UT-887001 | 159.4 | Mar 26, 2024 | $477,800 | 2,997 | 2,127 | 69 |
| UT-665182 | 42.7 | Jul 27, 2026 | $168,300 | 3,942 | 2,288 | 65 |
| UT-937768 | 277.9 | Dec 13, 2024 | $596,300 | 2,146 | 2,111 | 57 |
| UT-645220 | 43.9 | Jun 26, 2024 | $138,200 | 3,149 | 2,734 | 57 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.