Midvale — Locust St

About this deal

TIGHT TIMELINE: inspection Wednesday 7/22, offers due Thursday 7/23 before 10 AM, close AND possession 7/30 — a one-week close, so cash/hard money only; EMD not stated, ask the wholesaler. 1931 build, 2,416 sqft with a walkout basement, new A/C and furnace, newer main water line, 1-car detached garage, and TWO parcels included — SF-2 zoning with 4 separate entrances gives real ADU/mother-in-law upside. No ARV stated by the wholesaler; our conservative comp-based ARV is ~$470K (provisional, low confidence — the property itself is LIVE ON THE MLS at $410K as-is, which is a real-time retail ceiling; nearby small homes run ~$342/sqft, and a renovated 4-5/3 this size reasonably exits $450K–$500K). RED FLAG — dual marketing: the same house is listed retail at $410K while being wholesaled at $335K; confirm the wholesaler actually holds an assignable contract and how the MLS listing gets handled. Asking $335K is ~71% of our ARV — fails the 70% flip line once any rehab is added, and the $75K gap to the unproven retail ask is the whole flip margin. The play is BRRRR/hold with the ADU angle (~$2,400–$2,800 rent potential across the separate entrances, estimate to verify). 1931 skeleton: assume galvanized plumbing, old electrical, and sewer lateral until inspected. Bed count discrepancy (email says 4, MLS says 5) — verify, along with what conveys on the second parcel.

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.