Comparable sales & offer analysis
Parcel UT-858509
Box Elder County, UT · 475 ac · Agricultural · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$797,600
Adjusted value
$872,981
Value range
$674,957–$1,071,006
Comp $/acre
$1,836/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.6% versus the adjusted value.
Offer position
Max allowable offer
$498,847
Offer $/acre
$1,049/ac
Projected profit
$261,894
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-558485 | 467.2 | Mar 26, 2026 | $693,400 | 1,484 | 1,501 | 83 |
| UT-388880 | 622.0 | Jul 27, 2026 | $1,096,900 | 1,764 | 1,630 | 82 |
| UT-328511 | 476.1 | Sep 13, 2024 | $1,187,800 | 2,495 | 2,698 | 77 |
| UT-937768 | 277.9 | Dec 13, 2024 | $596,300 | 2,146 | 1,666 | 72 |
| UT-309865 | 1269.6 | Jan 5, 2026 | $1,203,300 | 948 | 1,529 | 65 |
| UT-119907 | 1308.8 | Jul 22, 2025 | $1,346,700 | 1,029 | 2,159 | 60 |
| UT-887001 | 159.4 | Mar 26, 2024 | $477,800 | 2,997 | 1,678 | 58 |
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.