Layton — 2900 E

About this deal

1984 split level on a rare 0.39-acre lot backing onto forest in East Layton. The lot is the asset; the layout and the missing air conditioning are what cap it.

1984 split-level on 0.39 acres in East Layton, backing directly onto a forested area. Four bedrooms, two and a half baths, 2,616 sqft, two-car attached garage. The offering notes there is no air conditioning and no swamp cooler.

How we got our ARV

Our conservative comp-based ARV is $500,000 — provisional, medium confidence, and no ARV was claimed, so this figure is entirely ours rather than a number we are checking someone against. The 84040 zip runs a $585,000 median sale at $198/sqft with 65 days on market. Straight math on 2,616 sqft would imply $518,000, but 1984 split-levels trade below median price per square foot — the layout is out of favour and this one has no cooling at all. Street-level data for 2900 E puts typical value near $445,000 with a range to $515,000. We hold a $470,000–$535,000 range and publish the middle.

The underwrite

The 70% rule caps a flip near $350,000 before rehab; add air conditioning at roughly $8,000–$12,000 plus cosmetics and the disciplined maximum lands near $310,000 against a $385,000 ask, so the flip does not work. As a hold it does: rent near $2,600/mo is about 0.68% rent-to-price, thin on its own but underwritten by durable Hill Air Force Base demand and a lot size you cannot replicate at this price.

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.