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: $15,000 down · 5.5% · $2,732/mo

2018-built townhome offered on seller financing: $15,000 down, 5.5% rate, $2,732/mo. HOA $225/mo (rentals allowed; includes pool, gym, pickleball, sewer, internet, snow removal). As-is, $10K non-refundable EMD, buyer pays both sides of closing costs, cash-quick closers preferred. Well maintained per the contract holder — verify with a walkthrough.

Bountiful — 800 N

Davis County · 5 bd / 2 ba · 2,754 sqft · Single family

1964 brick rambler on a 0.21-acre lot, 2,754 sqft. RED FLAG: this home is already LISTED ON THE MLS at $515K as-is (new roof, newer HVAC), so our comp-based ARV is ~$530K — not the $600K+ the flyer's '$150K margin' implies (~$70K lower). Asking $450K is ~85% of our ARV: fails the 70% flip rule and leaves a thin spread against the live retail listing. Second discrepancy: the email says 5 bed, the MLS listing says 3 — verify. Offer deadline: Fri 7/17 @ noon.