Herriman — Red Shale

About this deal

Herriman 2-bed/2-bath townhome with a walkout basement — a $255K assignment against a $330K ARV. Priced at the bottom of the MLS range: it's the smaller single-level walkout plan, not the two-story units it's comped against.

Two-bed, two-bath Herriman townhome at 5038 W Red Shale in the Boulders at Rosecrest community — 2006 build with ~1,134 total square feet over a walkout basement, a one-car garage, and rentals permitted under a $240/month HOA. The $255K assignment sits at 77% of our $330K after-repair value, a workable spread for a buy-and-hold in a pocket where these units lease steadily. The caveat is product size — this is the smaller single-level walkout plan (567 square feet above grade), so we price it at the bottom of the MLS sold range rather than the $350K the seller claims, and the basement finish is the swing factor that decides whether the full square footage counts.

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. We only publish an ARV once our licensed agents have confirmed it against MLS sold comps — until then it reads "Pending MLS verification." 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.