Orem — 400 N

About this deal

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.

Red Valley Real Estate presents every deal in the same format — asking price, ARV, and projected rent — so you can compare opportunities side by side. The ARV we show is our OWN conservative comp-based estimate, not the wholesaler's number: we comp every deal independently and lean to the low end, then show the wholesaler's claim beside ours so you can see the gap. Public-comp figures are marked provisional until our licensed agents confirm them against MLS sold data. We don't publish rehab numbers we can't stand behind: where you see a rehab range, it comes from our review of the property photos, and you can test your own assumptions with the calculators below or ask us to arrange a contractor walkthrough.