Cottonwood Heights — 2520 E

About this deal

A 1971 main home on a Cottonwood Heights cul-de-sac with a brand-new 2024 detached ADU above the garage. The best rent-to-price on the board — if the square footage holds up.

Quiet cul-de-sac in Cottonwood Heights on 0.24 acres with a detached 3-car garage. The main home is marketed as 6 bd / 4 ba and roughly 4,261 sqft, built 1971, well-maintained but ready for cosmetic updates. Above the garage sits a turnkey 2 bd / 2 ba detached ADU of about 1,000 sqft, built in 2024.

How we got our ARV

Our conservative comp-based ARV is $1,100,000 — provisional, low confidence, and low for a specific reason. Public records for this address show 3 bd / 1.5 ba and 2,480 sqft (1,407 above grade plus a 1,073 sqft basement) with a public estimate near $849,000. The offering claims 4,261 sqft for the main home alone; even adding the 1,000 sqft ADU only reaches 3,480, leaving roughly 780 sqft unaccounted for. We therefore underwrote the recorded house — around $880,000–$920,000 after cosmetic updates against a Cottonwood Heights market running $333–$335/sqft — and added $180,000–$250,000 for a brand-new ADU whose build cost alone exceeds $200,000. The claimed $1,250,000 sits about $150,000, or 14%, above us, which is one of the more restrained claims we have seen this month. Verify the square footage and our number moves up.

The underwrite

At $789,000 the ask is 72% of our ARV, so a flip sits just the wrong side of the 70% line: the rule caps an offer near $770,000 before any rehab. The hold is the real case. The main home should carry roughly $3,800–$4,200/mo and the ADU another $1,800–$2,000/mo, so combined rent near $5,900/mo against a $789,000 basis is about 0.75% rent-to-price — strong for this zip, and unusual to find with a two-year-old accessory unit already built.

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.