Brigham City — 100 E

About this deal

A 1952 two-bedroom cottage on a big Brigham City lot, marketed as an easy cosmetic flip. The remodel is easy; the claimed resale is not reachable.

1952 cottage of 895 sqft with two bedrooms and one bath, on a 0.15-acre lot with a large backyard, close to Brigham City's main street. The offering describes it as an easy cosmetic remodel with plenty of room.

How we got our ARV

Our conservative comp-based ARV is $285,000 — provisional, medium confidence. A public estimate on this exact address sits at roughly $289,000 as-is. Brigham City 84302 is running about $219/sqft on listings and $211/sqft on sales, and is down 3–4% year over year. The claimed $335,000-plus would require roughly $374/sqft on an 895 sqft house — about 75% above the local median — which is not a number this market produces. The claim sits $50,000, or 18%, above us.

The underwrite

The 70% rule caps an offer near $199,500 before rehab; add $25,000 of cosmetics and the disciplined maximum lands near $175,000 against a $225,000 ask, so the flip fails on the arithmetic rather than on judgment. As a rental, roughly $1,275/mo against the asking price is a thin 0.57% rent-to-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.