West Jordan — 7000 S

About this deal

A 1994 rambler with an unfinished basement and the tightest comp set on the board — four sales inside half a mile. The MLS data confirms the value; it also confirms the ask is too high.

1994 rambler on 0.14 acres with an attached two-car garage, 2,522 sqft in total over an unfinished basement, 3 bedrooms and 2 baths. Owner occupied and shown by appointment only. The offering supplied no interior photographs — the only image is a street view of the front elevation — so condition is genuinely unknown until Thursday.

How we got our ARV

MLS-verified. David pulled four Oquirrh Shadows solds, all within about half a mile and all feeding the same elementary school — the tightest comp set we have had on any deal. Net of stated concessions and time-adjusted to today they run $402,550 to $510,000, a range of $188 to $206 per total square foot with a median near $198. Applied to 2,522 sqft that band would imply $475,000 to $521,000, but we publish $455,000, deliberately below the lowest comp on a per-foot basis, because every one of those comps has a finished or partly finished basement and this one does not. The offering stated no ARV at all, so there is no claim to check this against — the number is entirely ours.

The underwrite

At $372,000 the ask is 81.8% of our ARV, which fails the 70% rule outright: the line sits at $318,500 before any repair budget, so even a modest $25,000 cosmetic scope caps a flip offer near $293,000. It reads better as a hold. Our $2,200/mo rent estimate against the asking price is a 0.59% rent-to-price, thin but ordinary for Salt Lake County. Worth knowing before you plan a basement finish: across these four comps there is no clean relationship between basement finish percentage and price per foot — the 0%-finished comp actually beat the 100%-finished one per square foot. Finishing this basement looks closer to value-neutral than to a profit lever.

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.