Utah Real Estate Investing,
done the smart way.

Orem — 400 N

Utah County · 2 bd / 1 ba · 648 sqft · Single family

Tiny 648-sqft 1942 cottage on 0.12 acres with an outsized detached 2-car garage. Mechanically strong for its age — furnace, water heater, and AC all new in the last 12 months, roof ~11 years, electrical updated 1988 — and marketed as mainly cosmetic. No ARV stated by the wholesaler; our MLS-verified ARV is $365K (medium confidence, 3 sold comps within 0.5 mi: the best match — a same-vintage 2/1 — netted ~$369K after concessions but has a basement this home lacks; the detached garage partially offsets). Asking $290K is ~79% of our ARV — fails the 70% flip rule, and ~$1,600 rent is weak for a hold. Context: a distressed same-model traded at $315K cash in Aug 2025, so the ask sits only ~$25K under a distressed print. Vacant at close, $10K EMD, assignable, strictly as-is; hard money/cash preferred. Closes 7/28.

Spanish Fork — 2580 E (townhome)

Utah County · 3 bd / 3 ba · 1,957 sqft · Townhome

Subject-to / seller financing: $10,000 down · 5.5% · $2,732/mo

PRICE CUT (third in 9 days): now $386,519 with only $10,000 down — seller financing at 5.5%, $2,732/mo. Our conservative comp-based ARV is ~$380K (provisional, medium confidence — this unit is itself listed on the MLS at $410K and not selling, while near-identical Ridge at Spanish Fork units ask $379.9K, one under review at $380K), so the wrap price is slightly ABOVE our value: this is a pure terms play with no equity at entry. At ~$1,900–$2,100 rent vs. ~$2,957/mo payment + HOA, it carries negative ~$850–$1,050/mo as a rental. HOA $225/mo (rentals allowed; pool, gym, pickleball, sewer, internet, snow removal). As-is, $10K non-refundable EMD, buyer pays both sides of closing costs. The price-cut cadence says the contract holder is motivated — negotiate hard or wait.

West Valley City — 3830 S

Salt Lake County · 5 bd / 5 ba · 1,200 sqft · Single family

1963 build on 0.20 acres with recent updates — marketed as a very quick project. RED FLAG: 5 bed / 5 bath in a listed 1,200 sqft is not plausible — almost certainly main-floor sqft with a basement (possibly a basement apartment); verify total finished sqft, layout, and permits before underwriting. Our conservative comp-based ARV is ~$465K (provisional, medium confidence — same-street Zillow values run $435K–$536K: 4148 W 3830 S at ~$444K and 4186 W 3800 S at ~$467.6K; WVC median sale ~$450K), vs. the wholesaler's $550K claim — about $85K lower (~18% above our number), putting the $369K starting price at ~79% of our ARV. Fails the 70% flip line before rehab, and this is a highest-and-best format so price goes up. Settlement deadline 8/14/26; $10K non-refundable EMD by 5 PM on offer-deadline day; buyer pays both sides; as-is; all DD before offering. Occupied, by appointment.