Comparable sales & offer analysis
Parcel UT-180266
Cache County, UT · 1.21 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$14,000
Adjusted value
$10,335
Value range
$7,717–$12,953
Comp $/acre
$8,541/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +35.5% versus the adjusted value.
Offer position
Max allowable offer
$5,906
Offer $/acre
$4,881/ac
Projected profit
$3,100
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-620108 | 1.1 | Jul 27, 2026 | $10,100 | 9,321 | 7,950 | 86 |
| UT-810653 | 1.6 | Jul 27, 2026 | $11,300 | 7,078 | 10,279 | 81 |
| UT-820943 | 2.0 | Jul 26, 2026 | $8,800 | 4,419 | 6,443 | 80 |
| UT-870607 | 1.6 | Jun 23, 2025 | $5,700 | 3,691 | 7,003 | 74 |
| UT-850463 | 1.4 | Dec 24, 2024 | $11,900 | 8,524 | 13,020 | 73 |
| UT-981387 | 2.7 | Jan 25, 2025 | $15,800 | 5,802 | 6,308 | 70 |
| UT-581424 | 2.8 | Nov 20, 2023 | $18,900 | 6,714 | 7,905 | 59 |
| UT-791898 | 4.0 | Nov 10, 2024 | $19,000 | 4,817 | 9,585 | 55 |
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.