Comparable sales & offer analysis
Parcel UT-617365
Cache County, UT · 208 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$858,000
Adjusted value
$778,903
Value range
$658,415–$899,390
Comp $/acre
$3,753/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.2% versus the adjusted value.
Offer position
Max allowable offer
$445,087
Offer $/acre
$2,144/ac
Projected profit
$233,671
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-737219 | 186.7 | Jan 24, 2026 | $421,400 | 2,257 | 3,316 | 81 |
| UT-927198 | 183.9 | May 8, 2025 | $740,800 | 4,028 | 4,125 | 77 |
| UT-547388 | 211.0 | Oct 23, 2025 | $661,200 | 3,133 | 4,091 | 76 |
| UT-446402 | 103.3 | Jul 27, 2026 | $318,300 | 3,081 | 3,001 | 76 |
| UT-618504 | 473.7 | May 25, 2026 | $1,338,700 | 2,826 | 4,561 | 71 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 4,417 | 71 |
| UT-345940 | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 3,099 | 63 |
| UT-798945 | 652.0 | Jul 18, 2025 | $1,175,200 | 1,803 | 3,318 | 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.