Comparable sales & offer analysis
Parcel UT-309865
Box Elder County, UT · 1,270 ac · Residential · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,448,000
Adjusted value
$1,578,051
Value range
$1,237,121–$1,918,981
Comp $/acre
$1,243/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.2% versus the adjusted value.
Offer position
Max allowable offer
$901,743
Offer $/acre
$710/ac
Projected profit
$473,415
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-119907 | 1308.8 | Jul 22, 2025 | $1,346,700 | 1,029 | 1,380 | 81 |
| UT-388880 | 622.0 | Jul 27, 2026 | $1,096,900 | 1,764 | 1,042 | 68 |
| UT-558485 | 467.2 | Mar 26, 2026 | $693,400 | 1,484 | 959 | 68 |
| UT-858509 | 475.4 | Jul 3, 2026 | $832,700 | 1,752 | 1,125 | 67 |
| UT-328511 | 476.1 | Sep 13, 2024 | $1,187,800 | 2,495 | 1,724 | 62 |
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.