Terms of Use

UtahInvestor.com is a media and tools site for Utah real estate investors. Canovo Group, LLC is the licensed brokerage behind it. Members of Canovo Group are licensed real estate agents or brokers in the State of Utah.

Using the Site does not make you our client. A brokerage relationship starts only if we both agree in writing (or as Utah law otherwise requires).

Contact

Canovo Group, LLC
180 S 100 W #853, Pleasant Grove, UT 84062
utahinvestor.com/contact
801-214-1662

The Report, articles, listing pages, estimated yields, rents, cap rates, cash-on-cash figures, proformas, and calculators are for general information only. They are not:

• An appraisal or broker opinion of value
• Investment, tax, legal, or accounting advice
• A recommendation to buy, sell, hold, or exchange any property
• An offer to sell, or a solicitation of an offer to buy, any security or investment product

Property conditions, rents, expenses, taxes, zoning, and financing change. Run your own numbers. Talk to your own CPA, attorney, lender, and inspector before you act.

Listing content on the Site (photos, addresses, prices, remarks, unit counts, and related data) is provided through IDX from UtahRealEstate.com and the Wasatch Front Regional MLS (WFRMLS), and is displayed by Canovo Group, LLC.

• The information is for consumers’ personal, non-commercial use to identify properties they may want to buy.
• It is deemed reliable but is not guaranteed. We and the MLS are not responsible for errors, omissions, or outdated information.
• Listings may be of properties listed by Canovo or by other brokers. The listing broker is credited on the listing.
• You may not scrape, copy, republish, commercially reuse, or bulk-download listing data or photos.
• IDX data is owned by the MLS and its members, not by you.

A link to a listing is not an offer, and it is not a representation that the property is still available.

We follow federal, state, and local fair housing laws. We do not discriminate based on race, color, religion, sex, handicap, familial status, national origin, sexual orientation, gender identity, source of income, or any other status protected by law. Listing remarks are supplied by the listing broker and are displayed as provided.

The 1031 calculator, return-on-equity calculator, rent-comp analyzer, deal screener, and on-page proforma sliders are simplified models. Default rents, vacancy, expenses, rates, and yields may be estimates or third-party data. Results can be wrong. They are a starting point for a conversation, not a decision.

You are responsible for the numbers you enter and for any decision you make.

If you create an account, you must give accurate information, keep your password confidential, and be at least 18. You are responsible for activity under your account. We may suspend or close an account if these Terms are violated or if we need to protect the Site, the MLS feed, or other users.

Saved searches and saved listings are a convenience. We do not promise that every matching listing will be emailed to you or that alerts will be timely.

The Utah Investor Report is a free email we send to people who subscribe. Frequency is typically weekly. You can unsubscribe at any time. The Report is editorial. It is not a listing presentation, and it is not tax or investment advice.

If you ask us to contact you, or you submit your number through the Site, you agree we may call, text, and email you about your inquiry and about Utah investment real estate, as described in the Privacy Policy. Consent is not required to use the public parts of the Site.

You agree not to:

• Use the Site for any unlawful purpose
• Scrape, harvest, or bulk-copy listings, photos, or user data
• Interfere with the Site, accounts, or MLS feed
• Misrepresent who you are, or use another person’s account
• Post or transmit malware, spam, or content that violates the law or these Terms
• Use estimated yields, proformas, or listing data as if they were our formal opinion of value

We may block access if we believe these rules are being broken.

The UtahInvestor.com name, logo, report archives, site design, and original writing are owned by Canovo Group, LLC or used under license. You may not copy the Site or the Report for commercial use without our written permission.

MLS photos and listing content remain the property of the MLS and the listing broker. Our use is limited to IDX display.

The Site uses third parties (including Beehiiv, map providers, hosting, and the MLS). Their terms apply to their services. We are not responsible for third-party sites we link to.

THE SITE, REPORT, LISTINGS, AND TOOLS ARE PROVIDED “AS IS” AND “AS AVAILABLE.” TO THE MAXIMUM EXTENT PERMITTED BY LAW, WE DISCLAIM ALL WARRANTIES, EXPRESS OR IMPLIED, INCLUDING MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, AND NON-INFRINGEMENT. We do not warrant that the Site will be uninterrupted, error-free, or free of harmful components, or that listing data, yields, or calculator results are accurate or current.

TO THE MAXIMUM EXTENT PERMITTED BY LAW, CANOVO GROUP, LLC AND ITS OWNERS, AGENTS, AND EMPLOYEES ARE NOT LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, OR PUNITIVE DAMAGES, OR FOR ANY LOST PROFITS, LOST DATA, OR LOST BUSINESS, ARISING OUT OF YOUR USE OF THE SITE, THE REPORT, THE LISTINGS, OR THE TOOLS.

OUR TOTAL LIABILITY FOR ANY CLAIM ARISING OUT OF THE SITE IS LIMITED TO THE GREATER OF (A) $100 OR (B) THE AMOUNT YOU PAID US TO USE THE SITE IN THE 12 MONTHS BEFORE THE CLAIM. The Site is free for visitors, so in most cases that amount is $100.

Some states do not allow certain limitations. In those states, our liability is limited to the fullest extent allowed.

You will defend and indemnify Canovo Group, LLC against claims arising from your misuse of the Site, your violation of these Terms, or your violation of MLS or IDX rules.

We may change the Site, stop offering a tool, or update these Terms. The effective date at the top will change. Continued use after an update means you accept the new Terms. We may take the Site down for maintenance or for MLS / hosting reasons.

These Terms are governed by the laws of the State of Utah, without regard to conflict-of-law rules. Exclusive venue is the state or federal courts in Utah County, Utah, unless a different venue is required for a licensed-brokerage dispute.

If a provision is unenforceable, the rest still applies. These Terms and the Privacy Policy are the entire agreement for your use of the Site. They do not change any listing agreement, buyer-broker agreement, or other contract you may sign with us.

Questions about these Terms:

utahinvestor.com/contact
801-214-1662