Comparative Market Analysis
1221 W 1870 S, Logan, UT 84321
Prepared by The Allred Team | RE/MAX Peaks — A seller-facing market-positioning analysis designed to help price, launch, and market the home strategically.
Recommended List Price
$309,900
Likely Market Value Range
$305,000–$315,000
Section 1
Subject Property Overview
A closer look at the home's key facts, features, and prior market history.
Property Details
Address: 1221 W 1870 S, Logan, UT 84321
MLS ID: 2095832
Type: Residential Townhouse
Subdivision: Woodmore Pointe Subdivision Phase 4
Status: Expired
Year Built: 2023
Beds / Baths: 3 beds / 2.5 baths
Finished Area: 1,454 sq ft (above grade)
Basement: Slab
Garage: 2-car attached
Lot Size: 0.02 acres
HOA: $129/month
Pricing History
Original List Price: $324,900
Prior List Price: $319,000
Days on Market: 170 DOM
This home expired after 170 days at $319,000. A fresh, value-forward relaunch is essential to reset buyer perception.
Seller-Facing Summary
This newer Woodmore Pointe townhome has the key features buyers are searching for in this segment: 3 bedrooms, 2.5 baths, a 2-car garage, slab/no-basement simplicity, and low-maintenance ownership. The pricing challenge is that the home previously tested the market at $319,000 and expired after 170 days, while similar and newer townhomes are competing in the same price band.
3 Beds / 2.5 Baths
Ideal layout for buyers seeking space and separation
2-Car Garage
A top buyer priority in this price segment
2023 Build
Newer construction with modern finishes
Slab / No Basement
Low-maintenance ownership appeal
Section 2
Market Context + Absorption Analysis
Understanding the Logan townhouse market in the $285,000–$335,000 pricing band.
Absorption Snapshot
20
Active Listings
In the $285K–$335K band
3
Closed (30 Days)
Thin short-term sample
12
Closed (90 Days)
More stable expanded view
~4
Sales/Month
Stabilized monthly pace
Months of Inventory
30-Day Rate: 6.7 months of inventory
Stabilized Rate: ~5.0 months of inventory
Absorption Rate (30-day): 0.15 closed sales per active listing
What This Means for the Seller
The 30-day sample is thin, so the 90-day expanded check gives the more stable read. At roughly 5 months of inventory, this segment is balanced to slightly buyer-leaning. That means pricing needs to create immediate value, especially because the subject already tested the market at $319,000 and expired after 170 days.
Section 3
Sold Comparable Summary
Six recent closed sales establish the supported value range for this property. These are the transactions buyers' agents and appraisers will reference.
1183 W 1820 S, Logan — MLS 2113583
Sold: 1/14/26 | Price: $302,400 | Year Built: 2020 | Size: 1,462 sq ft | Garage: 2-car | DOM: 55
Same Woodmore product, very relevant lower anchor. Sets the floor of the supported range.
1841 S 1280 W, Logan — MLS 2119340
Sold: 3/16/26 | Price: $339,000 | Year Built: 2020 | Size: 1,574 sq ft | Garage: 2-car | DOM: 71
Same Woodmore area, larger and likely superior. Establishes the upper benchmark — not directly comparable to subject.
551 S 1215 W #131, Logan — MLS 2134251
Sold: 4/24/26 | Price: $309,900 | Year Built: 2025 | Size: 1,544 sq ft | Garage: 2-car | DOM: 37
Newer Sugar Creek middle unit. Strong direct pricing evidence — this sale anchors the recommended list price of $309,900.
539 S 1215 W #129, Logan — MLS 2128287
Sold: 4/24/26 | Price: $314,900 | Year Built: 2025 | Size: 1,544 sq ft | Garage: 2-car | DOM: 33
Newer unit; supports low-to-mid $300s. Not a strong signal for $320K+ resale pricing on the subject.
562 S 1215 W #135, Logan — MLS 2140123
Sold: 4/7/26 | Price: $316,500 | Year Built: 2025 | Size: 1,544 sq ft | Garage: 2-car | DOM: 13
Quick sale at $316,500 — newer and larger than subject. Speed of sale reflects strong value positioning.
508 S 1215 W #144, Logan — MLS 2134252
Sold: 3/13/26 | Price: $322,500 | Year Built: 2025 | Size: 1,544 sq ft | Garage: 2-car | DOM: 17
End-unit / newer; upper support with superior features. Not a direct equal to subject but shows ceiling when features are premium.
Sold comp range: $302,400 – $339,000. The most directly comparable cluster for the subject sits between $302,400 and $316,500, with the strongest pricing evidence at $309,900.
Section 4
Active Competition: What Buyers Are Seeing Right Now
These are the listings buyers will compare directly against the subject property. Understanding this competition is critical to positioning the relaunch price correctly.
1219 W 1870 S, Logan
MLS: 2132821
List Price: $320,000
Year Built: 2023 | Size: 1,438 sq ft
DOM: 102
Nearly direct Woodmore competitor. Long DOM signals clear price sensitivity at this level.
1220 W 1870 S #M111, Logan
MLS: 2155777
List Price: $324,900
Year Built: 2023 | Size: 1,476 sq ft
DOM: 0
Same phase, very direct competitor. No market test yet — freshly listed.
1247 W 1820 S, Logan
MLS: 2146998
List Price: $319,000
Year Built: 2021 | Size: 1,418 sq ft
DOM: 36
Similar Woodmore listing with a $6,000 buyer incentive noted in remarks — effectively competing below list price.
866 W Altura Vista Ln, Logan
MLS: 2144899
List Price: $322,900
Year Built: 2026 | Size: 1,427 sq ft
DOM: 47
New construction with concessions and appliances. Competes directly for affordability-focused buyers.
858 W Altura Vista Ln, Logan
MLS: 2144975
List Price: $322,900
Year Built: 2026 | Size: 1,427 sq ft
DOM: 47
Same new-build pressure near the subject's desired price point. Builder incentives add competitive weight.
Key Takeaway: Buyers shopping this home are also seeing direct Woodmore alternatives and new-construction townhomes with builder incentives. The relaunch price needs to feel clearly compelling — not just competitive.
Section 5
Pending / Under Contract Competition
These pending sales are a demand signal — they show what buyers are choosing when value is clear. They also define the upper range of what the market is currently absorbing.
1
850 W Altura Vista Ln — MLS 2145265
List Price: $322,900 | Year Built: 2026 | Size: 1,427 sq ft | DOM: 37
New-build pending with concessions. Shows demand is real when value is clearly communicated.
2
862 W Altura Vista Ln — MLS 2144909
List Price: $334,900 | Year Built: 2026 | Size: 1,555 sq ft | DOM: 36
Larger and newer pending. Useful upper benchmark but not equal to subject — size and newness justify the premium.
3
854 W Altura Vista Ln — MLS 2145255
List Price: $334,900 | Year Built: 2026 | Size: 1,555 sq ft | DOM: 36
Similar to above. New construction is pulling buyers upward with incentives — a pattern the subject must counter with price positioning.
4
859 W Altura Vista Ln — MLS 2154120
List Price: $336,900 | Year Built: 2026 | Size: 1,555 sq ft | DOM: 1
Very quick pending, but larger, newer, and likely builder-program influenced. Not a direct comparable for subject pricing.
Demand signal: Buyers are actively going under contract in this segment — but primarily on new construction with incentives or larger units. The subject must compete on price clarity and value story.
Section 6
Adjustment Logic & Pricing Factors
An explanation of how the subject compares to the market — and why the recommended price is where it is.
Subject Strengths
- Newer 2023 construction — modern finishes and systems
- Woodmore Pointe location — established, desirable subdivision
- 3 bedrooms / 2.5 baths — top buyer priority in this segment
- 2-car attached garage — a significant differentiator
- Slab / no basement — low-maintenance ownership appeal
- Low-maintenance townhome lifestyle
Subject Challenges
- Prior expired listing at $319,000 — buyer perception risk
- 170 DOM history — must be overcome with fresh positioning
- Direct Woodmore competition listed at $319,000–$325,000
- New-construction competitors with incentives in the low-to-mid $320Ks
- Buyers in this band are value-sensitive and well-informed
Conclusion: The subject is generally superior to older 1990s/2000s townhomes and similar to — or slightly inferior to — newer 2025–2026 townhomes offering builder incentives. The prior expired listing history makes a fresh, value-forward relaunch especially important.
Section 7
Tiered Pricing Strategy
Three pricing scenarios — each with a different risk/reward profile. The recommended price is clearly identified.
Aggressive / Traffic-Building
$304,900
Positions the home below the most direct Woodmore active competition and near the lower end of the strongest recent sold cluster. Best strategy if the goal is to create urgency, reduce stale-listing risk, and compete directly with new-construction concessions. Maximum buyer attention from day one.
✓ Balanced — Recommended
$309,900
This is the recommended list price. Aligns with the recent Sugar Creek sold comp at $309,900, stays below the subject's prior failed $319,000 level, and gives buyers a clear reason to choose this home over active Woodmore and new-build alternatives. Best balance of value and return.
Premium / Test-the-Market
$314,900
Defensible but more sensitive. Requires strong presentation, excellent photo and 3D exposure, and a willingness to adjust quickly if showing activity is light. Because the home already expired at $319,000, relaunching above this level is not recommended unless paired with a clear incentive or major improvement.
Important: Relaunching above $314,900 is not recommended given the prior 170-DOM expired history at $319,000. A fresh, value-forward price is the strongest tool available.
Section 8
Recommended Pricing Conclusion
The evidence is clear. Here is the final recommendation and the reasoning behind it.
Recommended List Price
$309,900
Likely Market Value Range
$305,000–$315,000
Why $309,900?
Directly supported by the Sugar Creek sold comp at $309,900 (MLS 2134251, sold 4/24/26)
Stays meaningfully below the prior failed list price of $319,000 — resets buyer perception
Positions clearly below all active Woodmore competition listed at $319,000–$324,900
Competes effectively against new-construction incentive pricing in the low-to-mid $320Ks
Gives buyers a compelling reason to act — the most important factor after a 170-DOM expired
The strongest evidence points to the low $300s rather than the prior $319,000 list price. The subject's expired history, direct Woodmore active competition, and new-construction pressure all support a relaunch that feels fresh and clearly better-positioned. A $309,900 list price gives the property the best chance to recapture buyer attention while still staying within the supported comparable range.
Section 9
Buyer Profile + Marketing Strategy
Understanding who is most likely to buy this home — and how to reach them — is as important as the price itself.
First-Time / Affordability-Focused Buyers
Why they care: Newer construction, 3 bedrooms, 2-car garage, and predictable ownership costs without stretching into higher new-build pricing.
Comparing against: Older Logan townhomes, smaller 2-bedroom units, and new-construction with incentives.
Message: Newer Woodmore Pointe townhome with the space, garage, and low-maintenance lifestyle buyers want — positioned below competing new-construction alternatives.
Channels: Zillow positioning, MLS remarks, social media, buyer database, agent-to-agent promotion.
Young Professionals / Logan-Area Buyers
Why they care: Convenience, modern finishes, low-maintenance living, and access to Logan amenities, parks, schools, and shopping.
Comparing against: Smaller townhomes, older units needing updates, or higher-priced new construction.
Message: Modern, practical, and move-in ready in a convenient Logan location.
Channels: Short-form video, social media, local buyer retargeting, MLS exposure.
Small Families / Downsizers
Why they care: 3 bedrooms, upstairs bedroom separation, 2.5 baths, garage storage, and no basement maintenance.
Comparing against: Older townhomes with fewer bathrooms, one-car garages, or more maintenance needs.
Message: Simple, comfortable townhome living with the features that make daily life easier.
Channels: Property-specific listing copy, lifestyle photos, local database outreach, open house strategy.
Investor / House-Hack Buyer
Why they care: Newer townhomes offer broad rental appeal, low maintenance, and functional layouts near USU.
Comparing against: Older rental-friendly townhomes, condos near USU, and properties with higher repair needs.
Message: A newer Logan townhome with strong usability and broad buyer/renter appeal.
HOA rental restrictions and investor eligibility must be verified before marketing heavily to investors.
Channels: Investor database, agent network, MLS remarks where compliant.
The Allred Team | RE/MAX Peaks
Important Disclosure
This Comparative Market Analysis (CMA) is not an appraisal. It is intended solely for the purpose of assisting the seller in evaluating a potential list price. The values and opinions expressed herein are based on publicly available MLS data and the professional judgment of the agent. This CMA does not constitute a formal appraisal, and should not be used as a substitute for one. For a certified opinion of value, consult a licensed appraiser.
Contact Information
Email: theallredteam@remaxpeaks.com
Phone: 435-799-7000
Brokerage: RE/MAX Peaks
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