Comparable sales & offer analysis
Parcel UT-635606
Cache County, UT · 58.04 ac · Residential · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$309,400
Adjusted value
$281,550
Value range
$236,584–$326,515
Comp $/acre
$4,851/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +9.9% versus the adjusted value.
Offer position
Max allowable offer
$160,886
Offer $/acre
$2,772/ac
Projected profit
$84,465
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 | 4,149 | 79 |
| UT-345940 | 73.9 | Feb 8, 2025 | $387,500 | 5,242 | 4,285 | 75 |
| UT-965387 | 49.5 | Jun 28, 2025 | $218,100 | 4,404 | 4,518 | 70 |
| UT-664404 | 24.3 | Mar 3, 2026 | $216,900 | 8,925 | 5,679 | 69 |
| UT-264837 | 33.3 | Mar 26, 2024 | $176,700 | 5,315 | 5,262 | 68 |
| UT-737219 | 186.7 | Jan 24, 2026 | $421,400 | 2,257 | 4,585 | 65 |
| UT-927198 | 183.9 | May 8, 2025 | $740,800 | 4,028 | 5,704 | 61 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 6,107 | 58 |
| UT-133951 | 17.5 | Feb 23, 2025 | $83,600 | 4,779 | 3,582 | 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.