Comparable sales & offer analysis
Parcel UT-289151
Cache County, UT · 757 ac · Residential · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,226,200
Adjusted value
$1,567,000
Value range
$1,371,581–$1,762,420
Comp $/acre
$2,070/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -21.7% versus the adjusted value.
Offer position
Max allowable offer
$895,429
Offer $/acre
$1,183/ac
Projected profit
$470,100
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-798945 | 652.0 | Jul 18, 2025 | $1,175,200 | 1,803 | 1,809 | 79 |
| UT-618504 | 473.7 | May 25, 2026 | $1,338,700 | 2,826 | 2,487 | 79 |
| UT-529215 | 792.8 | Jan 4, 2025 | $1,534,400 | 1,935 | 2,107 | 78 |
| UT-279855 | 1260.4 | Feb 11, 2026 | $2,829,400 | 2,245 | 2,135 | 74 |
| UT-379937 | 1337.5 | Mar 25, 2025 | $2,345,400 | 1,754 | 1,782 | 69 |
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.