Comparable sales & offer analysis
Parcel UT-446614
Box Elder County, UT · 120 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$245,700
Adjusted value
$255,519
Value range
$204,528–$306,511
Comp $/acre
$2,121/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.8% versus the adjusted value.
Offer position
Max allowable offer
$146,011
Offer $/acre
$1,212/ac
Projected profit
$76,656
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 | 1,446 | 71 |
| UT-887001 | 159.4 | Mar 26, 2024 | $477,800 | 2,997 | 2,138 | 68 |
| UT-665182 | 42.7 | Jul 27, 2026 | $168,300 | 3,942 | 2,301 | 64 |
| UT-937768 | 277.9 | Dec 13, 2024 | $596,300 | 2,146 | 2,122 | 57 |
| UT-645220 | 43.9 | Jun 26, 2024 | $138,200 | 3,149 | 2,748 | 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.