Comparable sales & offer analysis
Parcel UT-737219
Cache County, UT · 187 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$424,400
Adjusted value
$498,198
Value range
$426,734–$569,662
Comp $/acre
$2,668/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.8% versus the adjusted value.
Offer position
Max allowable offer
$284,684
Offer $/acre
$1,525/ac
Projected profit
$149,459
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 | 2,090 | 81 |
| UT-617365 | 207.6 | Oct 17, 2025 | $714,700 | 3,444 | 2,495 | 80 |
| UT-927198 | 183.9 | May 8, 2025 | $740,800 | 4,028 | 2,873 | 79 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 3,077 | 78 |
| UT-547388 | 211.0 | Oct 23, 2025 | $661,200 | 3,133 | 2,849 | 76 |
| UT-618504 | 473.7 | May 25, 2026 | $1,338,700 | 2,826 | 3,176 | 75 |
| UT-798945 | 652.0 | Jul 18, 2025 | $1,175,200 | 1,803 | 2,311 | 68 |
| UT-345940 | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 2,159 | 60 |
| UT-635606 | 58.0 | Dec 30, 2024 | $316,800 | 5,459 | 2,938 | 59 |
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.