Comparable sales & offer analysis
Parcel UT-635606
Cache County, UT · 58.04 ac · Residential · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$309,400
Adjusted value
$283,066
Value range
$237,869–$328,263
Comp $/acre
$4,877/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.3% versus the adjusted value.
Offer position
Max allowable offer
$161,752
Offer $/acre
$2,787/ac
Projected profit
$84,920
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 | 4,172 | 77 |
| UT-345940 | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 4,308 | 75 |
| UT-965387 | 49.5 | Jun 28, 2025 | $218,100 | 4,404 | 4,542 | 69 |
| UT-264837 | 33.3 | Mar 26, 2024 | $176,700 | 5,315 | 5,288 | 68 |
| UT-664404 | 24.3 | Mar 3, 2026 | $216,900 | 8,925 | 5,710 | 68 |
| UT-737219 | 186.7 | Jan 24, 2026 | $421,400 | 2,257 | 4,610 | 64 |
| UT-927198 | 183.9 | May 8, 2025 | $740,800 | 4,028 | 5,734 | 60 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 6,139 | 58 |
| UT-133951 | 17.5 | Feb 23, 2025 | $83,600 | 4,779 | 3,601 | 56 |
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.