Comparable sales & offer analysis
Parcel UT-618504
Cache County, UT · 474 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,298,400
Adjusted value
$1,096,368
Value range
$971,970–$1,220,766
Comp $/acre
$2,315/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.4% versus the adjusted value.
Offer position
Max allowable offer
$626,496
Offer $/acre
$1,323/ac
Projected profit
$328,910
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-798945 | 652.0 | Jul 18, 2025 | $1,175,200 | 1,803 | 2,087 | 76 |
| UT-289151 | 756.9 | Nov 5, 2025 | $1,228,700 | 1,623 | 1,944 | 75 |
| UT-547388 | 211.0 | Oct 23, 2025 | $661,200 | 3,133 | 2,573 | 73 |
| UT-529215 | 792.8 | Jan 4, 2025 | $1,534,400 | 1,935 | 2,431 | 72 |
| UT-737219 | 186.7 | Jan 24, 2026 | $421,400 | 2,257 | 2,086 | 71 |
| UT-617365 | 207.6 | Oct 17, 2025 | $714,700 | 3,444 | 2,253 | 67 |
| UT-279855 | 1260.4 | Feb 11, 2026 | $2,829,400 | 2,245 | 2,463 | 65 |
| UT-927198 | 183.9 | May 8, 2025 | $740,800 | 4,028 | 2,595 | 62 |
| UT-379937 | 1337.5 | Mar 25, 2025 | $2,345,400 | 1,754 | 2,055 | 61 |
| UT-767099 | 171.2 | Jan 31, 2025 | $640,700 | 3,743 | 2,778 | 58 |
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.