Comparable sales & offer analysis
Parcel UT-258422
Millard County, UT · 446 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$505,000
Adjusted value
$511,794
Value range
$442,672–$580,915
Comp $/acre
$1,147/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.3% versus the adjusted value.
Offer position
Max allowable offer
$292,454
Offer $/acre
$655/ac
Projected profit
$153,538
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-248902 | 632.0 | Jul 27, 2026 | $1,360,000 | 2,152 | 1,389 | 83 |
| UT-547279 | 195.0 | Jul 27, 2026 | $517,800 | 2,655 | 1,160 | 72 |
| UT-878416 | 444.4 | Jul 17, 2024 | $679,600 | 1,529 | 1,122 | 71 |
| UT-377820 | 288.6 | Mar 17, 2026 | $740,200 | 2,565 | 926 | 67 |
| UT-276691 | 127.4 | Aug 4, 2025 | $379,200 | 2,977 | 1,073 | 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.