Comparative Market Analysis
MLS 2131652 | 128 S 1170, Logan, UT 84321
RE/MAX Peaks Listing Takeover Strategy
Executive Summary
Your Home Has a Clear Path to a Fast Sale
Recommended Pricing
Market Value Range: $470,000 – $495,000
Recommended Fast-Sale List Price:
$479,900
Positioned to attract competitive offers within the first 14 days of relaunch.
Key Findings
Prior List Price: $530,000
The home was previously listed well above what the market was willing to pay.
185 Days on Market — No Sale
An extended DOM is a direct signal of price resistance, not a product problem.
Market Rejected the Pricing
Comparable sales clearly define value between $436,500 and $475,000 for similar homes.
Relaunch as Fresh Value
$479,900 resets buyer perception — this must feel like a new listing, not a stale relist.
Subject Property
128 S 1170, Logan, UT 84321 — Property Overview
A well-positioned, remodeled 2-story home with full walkout basement on a quiet cul-de-sac. The ADU-style lower level with its own separate entrance adds meaningful rental potential and buyer appeal that most comparable homes simply cannot match.
🛏 4 Bedrooms
Spacious layout across two levels
🛁 3 Bathrooms
Updated fixtures and finishes
📐 3,024 Sq Ft
Above-average square footage for the market
🏡 0.22 Acres
Corner-of-cul-de-sac lot with privacy
🚗 2-Car Garage
Attached with interior access
🏗 Built 1981
Remodeled interior, updated kitchen
ADU-Style Lower Level
The full walkout basement features a separate entrance and is configured as an ADU-style living unit — a powerful value-add that appeals to multigenerational buyers, investors, and anyone seeking rental income potential.
Quiet Cul-de-Sac Location
Minimal through-traffic, strong neighborhood character, and easy access to Logan's schools, parks, and amenities. The location is a genuine asset that buyers consistently prioritize.
Market Signal
What the Market Said — 185 Days of Evidence
The most powerful data point in this entire analysis isn't a comp — it's the property's own history. Previously listed at $530,000, the home sat on the market for 185 days without a sale. That is not a coincidence. That is the market speaking clearly.
Pricing Above Market Kills Momentum
The first two weeks of any listing generate the highest traffic and the most qualified buyers. At $530,000, the property was priced above where buyers in this segment were willing to transact — and that window closed quickly.
Extended DOM Triggers Buyer Skepticism
After 30 days, buyers begin asking "what's wrong with it?" rather than "what's the value?" The 185-day history will require a clean relaunch strategy — not just a price drop — to reset buyer perception.
The Strongest Signal in This CMA
No comparable sale, no absorption metric, and no market trend provides more direct feedback than 185 days without an offer. This data anchors the entire pricing recommendation.
Key Insight: Overpricing doesn't just delay a sale — it actively trains the market to discount the property. The relaunch must feel categorically different: new price, new photography, new narrative.
Sold Comparables
Comparable Sold Properties — Logan, UT
Six recently sold properties define the market range for this home. The cluster of fast-selling comps between $436,500 and $475,000 establishes the primary value zone. Upper-bound sales in superior locations set the ceiling, not the floor.
Primary Value Zone (Fast Sales)
Homes in comparable condition and location that sold in under 5 days transacted between $436,500 and $475,000. These are the strongest anchors for setting a competitive, fast-sale price.
Upper Bound — Superior Locations
The $514,000 and $542,000 sales reflect homes in demonstrably stronger locations. They set the market ceiling, but should not drive the pricing strategy for a fast, clean sale on this property.
Active Competition
What Buyers Are Seeing Right Now
Your relaunched listing will enter a market with active competition. Understanding where competing properties are priced — and which are already under contract — is critical to positioning $479,900 as the most compelling option for motivated buyers.
Competitive Insight: Four of the six competing properties are already under contract, signaling a healthy buyer pool actively transacting in this price range. At $479,900, this home enters as a well-priced option in a market with real demand.
Market Absorption
Market Absorption — The Numbers That Drive Strategy
$454,900
Price Band Floor
Rolling active price band
$504,900
Price Band Ceiling
Rolling active price band
7
Active Listings
Currently in this price band
2
Closed in 30 Days
Recent closed sales
3.5
Months of Inventory
Balanced-to-slightly-buyer-favoring
With 3.5 months of inventory, this is a balanced-to-slightly-buyer-favoring market. Buyers have enough options that overpricing is punished quickly — homes that launch above justified value are skipped in favor of better-positioned listings. This dynamic makes the $479,900 entry point not just strategic, but essential for generating early showing activity and offers.
Pricing Strategy
Three-Tier Pricing Strategy
Every price point tells the market a different story. The analysis below shows three realistic scenarios — and makes clear why only one delivers the speed and outcome this seller needs.
⚡ Aggressive
$469,900 – $479,900
Maximum buyer pool activation. Strong early offer potential. Highest probability of multiple offers within the first 10 days.
⚖ Balanced
$484,900 – $494,900
Aligned with under-contract competition. Solid but requires perfect presentation and strong marketing to stand out at this level.
🎯 Premium
$499,900 – $509,900
Approaches prior failed pricing territory. Likely to face same resistance unless product and marketing are significantly upgraded.
Recommended List Price
$479,900
The optimal intersection of speed, value, and market confidence.
Why the Aggressive Tier Wins
Given the 185-day DOM history, this property must relaunch with conviction and momentum. The $479,900 price point sits at the top of the aggressive tier — commanding enough to signal quality, low enough to immediately outperform competing listings and generate the buyer urgency this relaunch requires.
Pricing Rationale
Why $479,900 Is the Right Number
This isn't just a price reduction — it's a strategically positioned relaunch that uses every asset this property has to its advantage. Here's why $479,900 works where $530,000 didn't.
Anchored in Sold Evidence
Directly aligned with the strongest sold and pending comps in the market, including the $475,000 comp that sold in just 2 days. Buyers and appraisers will see the logic immediately.
Fresh Launch Narrative
At this price, the home enters the market as a compelling new opportunity — not a discounted failure. That psychological distinction drives showing activity and early-stage urgency from serious buyers.
ADU Value Differentiator
The walkout basement with separate entrance is a rare and marketable feature. At $479,900, buyers perceive real upside — either as a rental unit or multigenerational suite — making the price feel like a value, not a concession.
Maximizes Showing Activity
Price drives traffic. At $479,900, this listing appears in more buyer search ranges, generates more saved searches, and produces more showing requests than any higher price point in this analysis.
The Bottom Line: $479,900 doesn't repeat the failed strategy. It replaces it — with market evidence, buyer psychology, and a product that finally matches its price.
Relaunch Plan
The RE/MAX Peaks Relaunch Playbook
A price adjustment alone won't reset buyer perception — the entire presentation must signal a fresh, high-quality listing. Execute this relaunch checklist before going live to maximize early momentum.
Deep Clean & Declutter
Every surface, closet, and corner. First impressions on Zillow start with photography — but they're confirmed the moment a buyer walks in.
Touch-Up Paint & Trim
Scuffs, nail holes, and worn trim signal deferred maintenance to buyers. A few hours of paint work delivers outsized returns in perceived condition.
Clarify the ADU Entry
Make the lower-level separate entrance obvious and welcoming. Add signage or staging cues so buyers instantly understand the rental income opportunity without needing to ask.
Document Upgrades
Gather receipts and documentation for the furnace replacement and any other capital improvements. Present these in a "Home Upgrades" sheet available at every showing.
Professional Photography & Floor Plan
New photos are non-negotiable. The prior listing's photos are associated with a failed campaign. Fresh imagery — including a measured floor plan — is essential to the fresh-start narrative.
Premium Portal Presence
Strong Zillow, Realtor.com, and MLS presentation with optimized descriptions, all photos uploaded at full resolution, and enhanced listing placement where available.
Easy Showing Access
Maximize availability. Lockbox with 24-hour showing availability, minimal restrictions, and rapid confirmation response. Friction kills momentum.
7-Day Feedback Review
Collect and analyze all buyer feedback in the first week. If showing volume is strong but offers are absent, there's a product message to address. If showings are low, revisit marketing and access.
Final Recommendation
Our Final Pricing Recommendation
The comparable sales data, absorption metrics, competitive landscape, and the property's own market history converge on a single conclusion: this home has strong merit and a clear path to a successful sale — at the right price.
Probable Low
$470,000
Conservative value supported by smaller, comparable sales in the primary evidence band.
Likely Market Value
$480,000 – $490,000
The most probable range where a well-presented, well-priced listing will attract and close a transaction.
Probable High
$495,000
Achievable with strong buyer competition and the ADU value fully communicated in marketing.
Recommended List Price
$479,900
RE/MAX Peaks' recommended list price for a fast, clean, successful sale.
For a Fast Sale — This Is the Number
Priced at $479,900, this property relaunches with the market behind it rather than against it. It aligns with the strongest sold evidence, sits inside active buyer search bands, and positions the home's unique ADU and walkout features as clear value-adds at a price buyers can act on with confidence.
For a fast sale, this property should be relaunched at $479,900.
Legal Disclaimer
CMA Disclaimer
This Comparative Market Analysis (CMA) is an estimate of probable market value based on recently sold, active, and pending comparable properties in the Logan, Utah market. It is prepared for informational and listing strategy purposes only and is not a formal appraisal.
This analysis does not constitute a guarantee of sale price, nor does it represent the opinion of value required for lending, estate, tax, or legal purposes. For any purpose requiring a certified valuation — including mortgage financing — please contact a licensed, state-certified real estate appraiser.
Prepared by RE/MAX Peaks | MLS 2131652 | 128 S 1170, Logan, UT 84321 | All data sourced from Wasatch Front Regional MLS. Market conditions subject to change. © RE/MAX Peaks. All rights reserved.