Comparable sales & offer analysis
Parcel UT-446402
Cache County, UT · 103 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$313,600
Adjusted value
$402,166
Value range
$354,127–$450,205
Comp $/acre
$3,893/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.0% versus the adjusted value.
Offer position
Max allowable offer
$229,809
Offer $/acre
$2,224/ac
Projected profit
$120,650
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-737219 | 186.7 | Jan 24, 2026 | $421,400 | 2,257 | 3,431 | 75 |
| UT-927198 | 183.9 | May 8, 2025 | $740,800 | 4,028 | 4,268 | 73 |
| UT-617365 | 207.6 | Oct 17, 2025 | $714,700 | 3,444 | 3,707 | 70 |
| UT-635606 | 58.0 | Dec 30, 2024 | $316,800 | 5,459 | 4,363 | 68 |
| UT-965387 | 49.5 | Jun 28, 2025 | $218,100 | 4,404 | 3,381 | 67 |
| UT-345940 | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 3,206 | 67 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 4,570 | 67 |
| UT-547388 | 211.0 | Oct 23, 2025 | $661,200 | 3,133 | 4,233 | 63 |
| UT-264837 | 33.3 | Mar 26, 2024 | $176,700 | 5,315 | 3,936 | 56 |
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.