Comparable sales & offer analysis
Parcel UT-965387
Cache County, UT · 49.52 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$202,300
Adjusted value
$251,724
Value range
$205,929–$297,519
Comp $/acre
$5,083/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.6% versus the adjusted value.
Offer position
Max allowable offer
$143,842
Offer $/acre
$2,905/ac
Projected profit
$75,517
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-446402 | 103.3 | Jul 27, 2026 | $318,300 | 3,081 | 4,260 | 75 |
| UT-133951 | 17.5 | Feb 23, 2025 | $83,600 | 4,779 | 3,677 | 70 |
| UT-345940 | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 4,398 | 68 |
| UT-664404 | 24.3 | Mar 3, 2026 | $216,900 | 8,925 | 5,830 | 67 |
| UT-264837 | 33.3 | Mar 26, 2024 | $176,700 | 5,315 | 5,400 | 67 |
| UT-635606 | 58.0 | Dec 30, 2024 | $316,800 | 5,459 | 5,986 | 67 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 6,269 | 63 |
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.