Comparable sales & offer analysis
Parcel UT-119907
Box Elder County, UT · 1,309 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,345,400
Adjusted value
$1,171,548
Value range
$893,078–$1,450,018
Comp $/acre
$895/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +14.8% versus the adjusted value.
Offer position
Max allowable offer
$669,456
Offer $/acre
$512/ac
Projected profit
$351,464
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-309865 | 1269.6 | Jan 5, 2026 | $1,203,300 | 948 | 765 | 84 |
| UT-558485 | 467.2 | Mar 26, 2026 | $693,400 | 1,484 | 751 | 70 |
| UT-858509 | 475.4 | Jul 3, 2026 | $832,700 | 1,752 | 881 | 66 |
| UT-388880 | 622.0 | Jul 27, 2026 | $1,096,900 | 1,764 | 816 | 65 |
| UT-328511 | 476.1 | Sep 13, 2024 | $1,187,800 | 2,495 | 1,350 | 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.