Comparative Market Analysis
758 E 675 S, Hyrum, UT 84319
Prepared by Annette Francis, Realtor — RE/MAX Peaks
435-465-8780 | annettefrancis@remaxpeaks.com | April 2026
Contact Annette
Executive Summary
Your Home's Market Position
Recommended List Price
$614,900
Likely Market Value Range: $595,000 – $625,000
Key Findings
  • 2024 custom construction with 3,688 sq ft of living area
  • Hyrum MLS sales cluster from mid-$500s to low-$600s
  • Strongest pricing support is $600,000 – $620,000
  • Smaller 0.20-acre lot and 2-car garage set an upper ceiling
  • Pricing above low-$620s requires strong buyer response
Subject Property
758 E 675 S, Hyrum, UT 84319
MLS #2068219 · Single Family Residence · Cache County · Built 2024
3,688
Sq Ft Living
4
Bedrooms
3
Bathrooms
2
Garage Spaces
0.20
Acres Lot
2
Stories
Previous MLS Sale
  • Original List Price: $585,000
  • List Price at Close: $570,000
  • Close Price: $560,000
  • Close Date: April 17, 2025
  • Days on Market: 35
Property Details
  • Property Type: Single Family Residence
  • Year Built: 2024
  • MLS Area: Wellsville / Young Ward / Hyrum
  • County: Cache
Value Drivers
What Supports the Value
This 2024 custom home brings a compelling combination of newer construction, upgraded finishes, and practical features that resonate strongly with today's Hyrum buyer.
Newer 2024 Construction
A newer home compared with many competing resale properties — a key advantage in condition, systems, and buyer confidence.
Custom Finish Appeal
Upgraded kitchen cabinetry, open floor plan, and improved mechanical features noted in MLS remarks.
3,688 Sq Ft Living Area
Strong size for the Hyrum family-buyer segment — competitive square footage at this price point.
Main-Floor Living
A highly preferred layout in Utah markets, offering everyday convenience and broad buyer appeal.
Garage Utility
Heated and insulated garage with 220 power — a practical upgrade that stands out against basic 2-car alternatives.
Cache Valley Lifestyle
Minutes from Blacksmith Fork Canyon, Hyrum Reservoir, schools, parks, and year-round outdoor recreation.
Pricing Considerations
What Creates the Pricing Ceiling
Understanding where this home's value peaks helps set realistic expectations and position the listing competitively from day one.
Smaller Lot Size
The subject sits on 0.20 acres, while several higher-priced comps offer 0.34 – 0.57 acres — a meaningful difference for many buyers.
2-Car Garage
Many higher-priced competitors offer 3-car or 4-car garages, which adds storage, utility, and buyer appeal that commands a premium.
Active Competition
Buyers currently have multiple choices in the $575,000 – $650,000 price band, including new construction and larger-lot alternatives.
Basement Split Needs Verification
MLS data returned total living area but did not clearly separate above-grade finished area from basement finished area — worth confirming for accurate positioning.
Upper Range Requires Strong Presentation
Pricing above the low-$620s demands the home shows exceptionally well and competes strongly against larger-lot and new-build options.
Sold Comp — Anchor
Sold Comp Anchor: 1290 E 480 S
One of the strongest value anchors in this analysis — similar size and newer construction, providing direct pricing support in the low-$600s.
1290 E 480 S, Hyrum
$610,000
Sold · April 14, 2026 · MLS #2126095
Property Details
  • Year Built: 2021
  • Living Area: 3,545 sq ft
  • Lot Size: 0.23 acres
  • Garage: 4 spaces
  • Bedrooms / Bathrooms: 4 bed / 3 bath
  • Days on Market: 94

Comp Takeaway: Similar in size and newer construction, but it has a larger 4-car garage. Supports the subject's value around the low-$600s. The subject's smaller garage is a notable distinction.
Sold Comps
Newer Construction Sales Support
Two 2025 new-construction sales in the same Hyrum submarket provide strong pricing context for the subject property.
730 E 1250 S, Hyrum
Sold Price: $609,900
MLS #2116120 · March 11, 2026
  • Year Built: 2025
  • Living Area: 2,962 sq ft
  • Lot Size: 0.34 acres
  • Garage: 4 spaces
  • Days on Market: 60

New construction with a larger garage and lot, but less living area than the subject. Subject's size advantage partially offsets garage/lot differences.
743 E 1250 S, Hyrum
Sold Price: $619,900
MLS #2086075 · July 28, 2025
  • Year Built: 2025
  • Living Area: 2,962 sq ft
  • Lot Size: 0.35 acres
  • Garage: 4 spaces
  • Days on Market: 36

Supports the subject's upper range, but the larger lot and 4-car garage are important advantages not shared by the subject.
Sold Comps
Resale Market Support
These two resale sales confirm strong buyer activity above the mid-$500s and help establish the floor of the subject's value range.
516 S 770 E, Hyrum
Sold Price: $556,600
MLS #2097781 · February 26, 2026
  • Year Built: 2018
  • Living Area: 3,018 sq ft
  • Lot Size: 0.25 acres
  • Garage: 3 spaces
  • Days on Market: 80

Older and smaller than the subject, but had a 3-car garage and finished basement utility. Supports value above the mid-$500s.
624 W 225 N, Hyrum
Sold Price: $575,000
MLS #2105863 · October 22, 2025
  • Year Built: 2018
  • Living Area: 3,386 sq ft
  • Lot Size: 0.24 acres
  • Garage: 3 spaces
  • Days on Market: 64

Older than the subject but similar in size. Supports the upper-$500s to low-$600s range for the subject.
Upper Benchmark
Upper Benchmark: 471 E 600 S
This sale demonstrates the market's ability to reach the mid-$600s — but only for homes with standout lot size, garage utility, and income potential.
471 E 600 S, Hyrum
$650,000
Sold · August 2, 2025 · MLS #2075468
Property Details
  • Year Built: 2022
  • Living Area: 3,150 sq ft
  • Lot Size: 0.46 acres
  • Garage: 4 spaces (tandem)
  • Days on Market: 82
Distinguishing Features
  • Larger lot with significant land utility
  • Basement ADU / income opportunity
  • 4-car / tandem garage configuration
  • Close proximity to subject area

Important Context: This is an upper benchmark, not an equal comp. The subject's smaller 0.20-acre lot and 2-car garage suggest a meaningfully lower value than this sale.
Active Market
Current Competition
Buyers evaluating the subject will be comparing these active and pending listings. Understanding this competitive field is essential to pricing and presentation strategy.
620 E 600 S — Active at $495,000
2021 build · 3,143 sq ft · 0.28 acres · 3 bed / 2 bath
Lower-priced competition, likely inferior finish/utility and unfinished basement.
1274 E 480 S — Under Contract at $520,000
2022 build · 3,200 sq ft · 0.23 acres · 3 bed / 2 bath · 2-car garage
Shows buyer activity at lower price points for newer homes.
798 W 70 N — Active at $558,360
2026 build · 2,971 sq ft · 0.27 acres · 3 bed / 2 bath · 2-car garage
New construction creates pricing pressure below $600k.
288 S 1130 E — Active at $580,000
2013 build · 3,546 sq ft · 0.28 acres · 4 bed / 3 bath · 2-car garage
Similar size and garage count, but older. Good floor-price reference.
751 E 440 S — Pending at $639,900
2006 build · 3,124 sq ft · 0.51 acres · 5 bed / 3 bath · 2-car garage
Larger lot and updated condition push the price higher.
782 E 1250 S — Pending at $667,900
2026 build · 2,962 sq ft · 0.57 acres · 5 bed / 3 bath · 4-car garage
Superior lot, garage, and new construction. Represents the upper competitive ceiling.
Market Positioning
Where the Subject Fits
The subject is best positioned in the $595k – $625k zone — as a newer custom home with strong interior appeal, priced below homes that offer superior lot size, garage count, or ADU utility.

The Subject's Sweet Spot: Price as a newer 2024 custom home with strong interior appeal — not as if it has the lot size, garage count, or ADU utility of the highest-tier competitors.
Market Data
Buyer Demand in the Target Price Band
MLS rolling data for the $575,000 – $650,000 price band in Hyrum reveals meaningful activity — but also meaningful competition. Positioning matters.
14
Active / Pending Listings
In the $575k – $650k band
1
Closed Sale (30 Days)
Thin sample, but the market is moving

Market Signal: Buyers have choices. Pricing must feel immediately justified through condition, staging, photography, and clear value compared with larger-lot and new-construction alternatives.
Pricing Strategy
Recommended Pricing Strategy
Three strategic price points — choose based on your goals, timeline, and confidence in the home's presentation.
Aggressive · Fastest Activity
$599,900
Maximizes buyer traffic and stands out against lower-priced active competition. Best for a quick sale.
Balanced · Recommended ✓
$614,900
Best blend of confidence and upside. Recognizes the 2024 build, size, and upgrades while staying close to the strongest sold support.
Premium · Test the Market
$629,900
Possible only if condition and presentation are excellent. Higher risk of slower activity given larger-lot and 4-car-garage competition.

Recommended List Price: $614,900 — the strongest blend of market support, buyer appeal, and pricing confidence for this home.
Buyer Intelligence
Most Likely Buyer Candidates
Four distinct buyer profiles are most likely to tour and purchase this home. Each has different motivations — and each requires a tailored message.
Move-Up Cache Valley Family
Moving from a smaller home or townhouse, they want 4 bedrooms, newer construction, and functional space without jumping into luxury pricing.
  • Bedroom count and open kitchen
  • Schools and community feel
  • Storage and garage function
Relocating Lifestyle Buyer
Coming from the Wasatch Front, Idaho, or out of state — seeking mountain access, quieter living, and value compared to Wasatch Front pricing.
  • Newer home, lower maintenance
  • Hyrum Reservoir and canyon access
  • Move-in readiness
New-Construction Shopper
Comparing this home against new builds but wanting something finished, upgraded, and move-in ready without waiting on a builder.
  • 2024 build with upgraded finishes
  • Efficient mechanicals already in place
  • No construction delays
Practical Efficiency Buyer
Values a newer, efficient home with practical upgrades — professionals, empty nesters, or buyers prioritizing energy efficiency and garage function.
  • 97% efficient furnace
  • Heated and insulated garage with 220 power
  • Manageable 0.20-acre lot
Marketing
Targeted Marketing Plan
Each buyer profile receives a tailored message and channel strategy to maximize reach and showing quality from day one.
Move-Up Families
"More room, newer construction, and a functional layout in a great Hyrum location."
  • Family-focused open house
  • Social ads highlighting 4 beds, 3 baths, and 3,688 sq ft
  • School and community proximity language
  • Lifestyle photos: kitchen, living room, bedrooms, yard
New-Construction Shoppers
"2024 custom home without the wait."
  • Compare against current new construction options
  • Highlight upgrades, efficient furnace, garage features
  • Open house signage near new-build communities
  • Agent-to-agent email focused on new construction alternative
Relocation / Lifestyle Buyers
"Cache Valley lifestyle with outdoor recreation minutes away."
  • Zillow Showcase presentation
  • Drone and video if available
  • Copy around Hyrum Reservoir and Blacksmith Fork Canyon
  • Geo-targeted social ads outside Cache County
Practical / Efficiency Buyers
"Newer, efficient, and easy to maintain."
  • Feature cards for furnace, garage, 220 power, air purifier
  • Listing copy focused on utility, comfort, and lower-maintenance living
  • Retargeting ads for buyers engaging with energy-efficient newer homes
Listing Story
The Listing Story
A newer 2024 custom Hyrum home offering 3,688 sq ft, upgraded finishes, main-floor living, and practical garage and mechanical upgrades — positioned in the low-$600s as a compelling alternative to both older resale homes and higher-priced new construction.
Core Marketing Phrases
2024 custom home
Open-concept main-floor living
Upgraded kitchen with floor-to-ceiling cabinetry
Heated and insulated garage with 220 power
97% efficient furnace
Minutes from Hyrum Reservoir and Blacksmith Fork Canyon
Move-in ready without the wait of new construction

Avoid Over-Positioning: Do not market this as acreage, luxury estate, or 4-car garage competition. The strongest story is newer custom value, function, and lifestyle.
Launch Plan
Launch Plan
A disciplined launch sequence maximizes first-impression impact and ensures the home reaches the right buyers at the right moment.
01
Pre-Launch Prep
Confirm above-grade and basement finished sq ft. Verify condition, upgrades, inclusions, and HOA details. Complete staging touch-ups. Prepare professional photography and video.
02
MLS Launch at $614,900
Use feature-rich MLS remarks emphasizing the 2024 custom build, kitchen upgrades, main-floor living, and garage and mechanical features.
03
Digital Marketing
Zillow Showcase · Facebook and Instagram targeted ads · Short-form video focused on Hyrum lifestyle · Agent email blast to Cache Valley and relocation buyer agents.
04
First Weekend Strategy
Open house promoted to move-up families and new-construction shoppers. Track showing feedback aggressively. Review online engagement and showing volume within the first 7–10 days.
Showing Strategy
Showing Strategy
Every showing is a sales opportunity. These priorities ensure buyers experience the home's strongest features at the right moments.
Lead with the Kitchen and Open Living Space
Make it the emotional centerpiece — upgraded cabinetry, open floor plan, and main-floor living are the story.
Highlight Practical Upgrades
Walk buyers through the heated and insulated garage, 220 power, air purifier, and 97% efficient furnace. These details close deals.
Position as Move-In-Ready New Construction
Emphasize the home as a 2024 custom alternative to waiting on a builder — finished, upgraded, and ready now.
Manage Lot Expectations Proactively
Keep the yard clean and low-maintenance looking. Frame the 0.20-acre lot as easy to manage — not a limitation.
"This home is best positioned for buyers who want newer construction and upgraded custom features without paying the premium for a larger-lot or 4-car-garage property. The value is in the newer build, layout, finishes, and practical upgrades."
Final Recommendation
Final Value Recommendation
Recommended List Price
$614,900
Likely Market Range: $595,000 – $625,000
Why This Price Works
  • Supported by recent Hyrum closed sales from $575,000 – $620,000
  • Subject is newer and larger than many resale comps
  • Upper pricing limited by smaller lot size and 2-car garage
  • Balanced to attract both move-up buyers and new-construction shoppers

This price reflects a confident, market-supported position that honors the home's 2024 custom quality and upgrades while remaining competitive against larger-lot and new-construction alternatives.
Annette Francis, Realtor · RE/MAX Peaks · 435-465-8780 · annettefrancis@remaxpeaks.com
Disclosure
CMA Disclaimer

This CMA is an estimate of market value and is not an appraisal. For lending purposes, contact a licensed appraiser.
This Comparative Market Analysis has been prepared based on available MLS data and comparable sales in the Hyrum, UT area. Market conditions change, and values are subject to revision. All information is deemed reliable but not guaranteed. Buyers and sellers are encouraged to perform their own due diligence.
Annette Francis, Realtor
RE/MAX Peaks
Phone
435-465-8780
Email
annettefrancis@remaxpeaks.com