Comparable sales & offer analysis
Parcel UT-345940
Cache County, UT · 73.93 ac · Residential · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$414,900
Adjusted value
$505,430
Value range
$444,301–$566,559
Comp $/acre
$6,837/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.9% versus the adjusted value.
Offer position
Max allowable offer
$288,817
Offer $/acre
$3,907/ac
Projected profit
$151,629
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 | 5,428 | 77 |
| UT-635606 | 58.0 | Dec 30, 2024 | $316,800 | 5,459 | 7,627 | 75 |
| UT-664404 | 24.3 | Mar 3, 2026 | $216,900 | 8,925 | 7,429 | 71 |
| UT-965387 | 49.5 | Jun 28, 2025 | $218,100 | 4,404 | 5,910 | 70 |
| UT-264837 | 33.3 | Mar 26, 2024 | $176,700 | 5,315 | 6,881 | 67 |
| UT-617365 | 207.6 | Oct 17, 2025 | $714,700 | 3,444 | 6,480 | 66 |
| UT-547388 | 211.0 | Oct 23, 2025 | $661,200 | 3,133 | 7,399 | 65 |
| UT-737219 | 186.7 | Jan 24, 2026 | $421,400 | 2,257 | 5,998 | 65 |
| UT-927198 | 183.9 | May 8, 2025 | $740,800 | 4,028 | 7,461 | 63 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 7,988 | 62 |
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.