Comparable sales & offer analysis
Parcel UT-328511
Box Elder County, UT · 476 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,218,300
Adjusted value
$810,654
Value range
$717,130–$904,179
Comp $/acre
$1,703/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +50.3% versus the adjusted value.
Offer position
Max allowable offer
$463,231
Offer $/acre
$973/ac
Projected profit
$243,196
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-858509 | 475.4 | Jul 3, 2026 | $832,700 | 1,752 | 1,769 | 87 |
| UT-388880 | 622.0 | Jul 27, 2026 | $1,096,900 | 1,764 | 1,638 | 83 |
| UT-558485 | 467.2 | Mar 26, 2026 | $693,400 | 1,484 | 1,508 | 81 |
| UT-309865 | 1269.6 | Jan 5, 2026 | $1,203,300 | 948 | 1,537 | 68 |
| UT-937768 | 277.9 | Dec 13, 2024 | $596,300 | 2,146 | 1,674 | 63 |
| UT-119907 | 1308.8 | Jul 22, 2025 | $1,346,700 | 1,029 | 2,170 | 63 |
| UT-887001 | 159.4 | Mar 26, 2024 | $477,800 | 2,997 | 1,686 | 59 |
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.