Comparable sales & offer analysis
Parcel UT-264837
Cache County, UT · 33.25 ac · Residential · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$178,700
Adjusted value
$174,570
Value range
$146,797–$202,344
Comp $/acre
$5,250/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.4% versus the adjusted value.
Offer position
Max allowable offer
$99,755
Offer $/acre
$3,000/ac
Projected profit
$52,371
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-664404 | 24.3 | Mar 3, 2026 | $216,900 | 8,925 | 6,313 | 78 |
| UT-965387 | 49.5 | Jun 28, 2025 | $218,100 | 4,404 | 5,023 | 72 |
| UT-635606 | 58.0 | Dec 30, 2024 | $316,800 | 5,459 | 6,483 | 71 |
| UT-345940 | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 4,764 | 71 |
| UT-133951 | 17.5 | Feb 23, 2025 | $83,600 | 4,779 | 3,982 | 70 |
| UT-446402 | 103.3 | Jul 27, 2026 | $318,300 | 3,081 | 4,612 | 70 |
| UT-753323 | 11.1 | Dec 17, 2025 | $48,400 | 4,362 | 5,811 | 62 |
| UT-303181 | 10.0 | Jan 17, 2024 | $51,200 | 5,114 | 4,896 | 57 |
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.