Comparable sales & offer analysis
Parcel UT-798945
Cache County, UT · 652 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,267,700
Adjusted value
$1,377,379
Value range
$1,202,004–$1,552,755
Comp $/acre
$2,113/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -8.0% versus the adjusted value.
Offer position
Max allowable offer
$787,074
Offer $/acre
$1,207/ac
Projected profit
$413,214
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-618504 | 473.7 | May 25, 2026 | $1,338,700 | 2,826 | 2,589 | 83 |
| UT-289151 | 756.9 | Nov 5, 2025 | $1,228,700 | 1,623 | 1,755 | 82 |
| UT-529215 | 792.8 | Jan 4, 2025 | $1,534,400 | 1,935 | 2,194 | 79 |
| UT-279855 | 1260.4 | Feb 11, 2026 | $2,829,400 | 2,245 | 2,223 | 75 |
| UT-737219 | 186.7 | Jan 24, 2026 | $421,400 | 2,257 | 1,883 | 72 |
| UT-379937 | 1337.5 | Mar 25, 2025 | $2,345,400 | 1,754 | 1,855 | 65 |
| UT-547388 | 211.0 | Oct 23, 2025 | $661,200 | 3,133 | 2,323 | 63 |
| UT-617365 | 207.6 | Oct 17, 2025 | $714,700 | 3,444 | 2,034 | 61 |
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.