3985 W 1960 N · Lehi, UT 84048

$445,000

3 bd · 2.5 ba · 2,402 sqft · Townhouse public records · 25 Days on market

Built 2022 1,306 sqft lot $102/mo HOA · 4% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.1/10.0

Listing remarks

Welcome to this beautifully designed 3-bedroom, 2.5-bath townhome in the highly desirable Willow Point community of Lehi! Ideally located just a 2-minute walk to the community pool, pickleball courts, basketball court, and playground, this home offers the perfect balance of comfort, convenience, and lifestyle. Inside, you'll find a bright open-concept floorplan with vaulted ceilings, a convenient main-floor bathroom, and an inviting space that's perfect for entertaining and everyday living. The kitchen and living areas flow seamlessly together and showcase beautiful finishes and upgrades throughout. Upstairs features a spacious primary suite with a walk-in closet and private en-suite bathro

Key facts

• Pickleball courts
• Community pool
• Basketball court

Tags

• COMMUNITY POOL
• PICKLEBALL COURTS
• BASKETBALL COURT
• PLAYGROUND
• OPEN-CONCEPT FLOORPLAN
• VAULTED CEILINGS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee: $102 monthly; Community amenities include clubhouse, playground, pool, and snow removal; Managed by FCS Community Management

Exterior

• Parking: 2 total parking spaces; 2-car garage (covered)
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Townhouse (row, mid-unit); Residential use; Built and standing
• Construction: Brick construction; Asphalt roof; Full basement; Above-grade finished area reported
• Exterior features: Double-pane windows; Partial fencing; Curb and gutter; Paved road; Sidewalks; Automatic full sprinkler system; Landscaping: full

Interior

• Kitchen: Free-standing range/oven; Refrigerator; Garbage disposal
• Bedrooms: Total rooms: 10 (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 partial/half bathroom
• Heating & cooling: Gas central heating (≥95% efficiency); Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Disposal; Great room; Free-standing range/oven; Blinds on windows; Refrigerator included; Full finished basement
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $445k.

Deal economics

• At list price, monthly cash flow is $-903 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (46.4% below list).
• Recommended offer: $238k (46.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#6 in UT, #242 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Alpine District (suburban): math 45% / reading 50% proficiency, ranked #25 of 80 in UT (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Riverview School (math 56% / reading 55%, grade C, #93 of 585 statewide, top 17%, 977 students, 16% FRL); Willowcreek Middle (math 50% / reading 47%, grade C-, #35 of 138 statewide, top 26%, 1,746 students, 13% FRL); Lehi High (math 36% / reading 47%, grade F, #57 of 171 statewide, top 34%, 1,982 students, 12% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 329 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($438k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,477 (46.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.54% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.70%
• DSCR: 0.61
• GRM: 15.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $184,713
• Equity at exit: $400,891

10-year hold

• IRR: 16.9%
• Equity multiple: 5.73×
• Total profit: $588,889
• Equity at exit: $864,537

Cash invested: $124,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 86 Strongly Landlord-Friendly
• State Utah: 86 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

3-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 84048

• Home prices YoY: 16.8%
• Active inventory: 329
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$185
• HOA: −$102
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-903

Break-even live

Break-even rent $3,528

Max offer price $285,503

Occupancy floor —

Sensitivity live

Price	-10% $-651	-5% $-777	+0% $-903	+5% $-1,029	+10% $-1,155
Rent	-10% $-1,091	-5% $-997	+0% $-903	+5% $-809	+10% $-714
Rate	-1.0pp $-679	-0.5pp $-790	base $-903	+0.5pp $-1,018	+1.0pp $-1,135

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3985 W 1960 N Unit 3985 Lehi, UT	3.0	2.5	2400	$2,095	$0.87	25d	1	0.02mi
3952 W Hardman Way Lehi, UT	3.0	3.0	2288	$2,800	$1.22	25d	1	0.03mi
3904 W Hardman Way Lehi, UT	4.0	3.5	2420	$795	$0.33	25d	1	0.05mi
2010 N 3930 W Lehi, UT	3.0	2.5	2042	$2,249	$1.10	4d	1	0.05mi
1982 N 3900 W Lehi, UT	3.0	2.5	2402	$2,370	$0.99	22d	1	0.06mi
1990 N 3830 W Unit Bedroom 3 Lehi, UT	4.0	3.5	2400	$700	$0.29	4d	1	0.12mi
4163 W 2060 N Unit Bedroom 1 Saratoga Springs, UT	4.0	2.5	2000	$900	$0.45	4d	1	0.17mi
4199 W 2010 N Lehi, UT	4.0	2.5	2450	$825	$0.34	25d	1	0.18mi
1727 N 3830 W Lehi, UT	3.0	2.5	2296	$2,195	$0.96	4d	1	0.20mi
4237 W 2010 N Lehi, UT	4.0	2.5	1673	$2,450	$1.46	4d	1	0.21mi
3988 W 1650 N Unit Bedroom 2 - Male Lehi, UT	4.0	2.5	2350	$700	$0.30	4d	1	0.23mi
1621 N 3890 W Lehi, UT	3.0	2.5	2296	$2,195	$0.96	4d	1	0.28mi
4259 W Dixon Way Lehi, UT	4.0	3.5	2134	$2,295	$1.08	4d	1	0.31mi
3975 W 1530 N Lehi, UT	3.0	2.0	1700	$1,800	$1.06	4d	1	0.34mi
4286 W Dixon Way Lehi, UT	4.0	3.5	2100	$825	$0.39	20d	1	0.34mi
4316 W Dixon Way Lehi, UT	4.0	3.5	2129	$2,495	$1.17	22d	1	0.36mi
4050 W 1470 N Lehi, UT	4.0	2.5	3360	$3,000	$0.89	15d	1	0.37mi
4354 W Dixon Way Lehi, UT	3.0	3.5	2000	$2,195	$1.10	25d	1	0.38mi
1836 N 3530 W Lehi, UT	3.0	2.5	2450	$2,100	$0.86	25d	1	0.41mi
4380 Bergen Ln Eagle Mountain, UT	3.0	3.0	1700	$2,450	$1.44	25d	1	0.45mi
2415 N Ribe Ln Lehi, UT	3.0	2.5	2633	$2,800	$1.06	25d	1	0.47mi
3668 W 2380 N Lehi, UT	4.0	2.5	1800	$2,175	$1.21	4d	1	0.48mi
1455 N 3600 W Lehi, UT	4.0	2.5	2400	$650	$0.27	25d	1	0.52mi
1449 N 3600 W Lehi, UT	3.0	2.5	2402	$2,195	$0.91	22d	1	0.52mi
3697 W 1380 N Lehi, UT	3.0	2.5	2200	$650	$0.30	25d	1	0.54mi
4415 W Glendon Dr Lehi, UT	4.0	3.5	2000	$595	$0.30	15d	1	0.58mi
4431 W Glendon Dr Lehi, UT	4.0	3.5	2400	$595	$0.25	25d	1	0.59mi
3757 Big Horn Dr Unit 1 Lehi, UT	3.0	2.5	1600	$2,300	$1.44	15d	1	0.61mi
3664 Big Horn Dr Saratoga Springs, UT	4.0	3.5	2293	$2,450	$1.07	25d	1	0.61mi
4009 1180 N Saratoga Springs, UT	4.0	2.5	2879	$2,549	$0.89	20d	1	0.64mi
4448 W 2550 N Lehi, UT	4.0	3.5	2557	$2,550	$1.00	25d	1	0.65mi
4478 W 2550 N Lehi, UT	3.0	3.5	2384	$2,400	$1.01	4d	1	0.66mi
2676 N Heston Park Lehi, UT	4.0	3.5	2450	$2,800	$1.14	4d	1	0.67mi
2628 N Cormac Pl Lehi, UT	4.0	3.5	2300	$925	$0.40	25d	1	0.67mi
2790 N Segundo Dr Lehi, UT	2.0–4.0	2.5–3.5	1830	$2,800	$1.53	15d	18	0.73mi
3935 W 1000 N Lehi, UT	4.0	2.5	2100	$3,000	$1.43	25d	1	0.78mi
3709 W 930 N Lehi, UT	4.0	3.5	2247	$550	$0.24	25d	1	0.90mi
803 N Hilltop Dr Lehi, UT	4.0	3.5	2408	$500	$0.21	25d	1	0.97mi
3823 W Cold Pond Ave Lehi, UT	3.0	2.5	3067	$2,595	$0.85	4d	1	1.03mi
2548 N Yarrow Cir Saratoga Springs, UT	3.0	2.5	2511	$2,499	$1.00	25d	1	1.04mi

HOA detail

• Monthly dues: $102 · $1,224/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $445,000 Active 25 DOM
2. 2026-06-19
   price $445,000 Active 22 DOM
3. 2026-06-18
   days on market $455,000 Active 22 DOM
4. 2026-06-17
   days on market $455,000 Active 21 DOM
5. 2026-06-16
   days on market $455,000 Active 20 DOM
6. 2026-06-15
   days on market $455,000 Active 19 DOM
7. 2026-06-14
   days on market $455,000 Active 17 DOM
8. 2026-06-13
   days on market $455,000 Active 16 DOM
9. 2026-06-10
   days on market $455,000 Active 14 DOM
10. 2026-06-09
    days on market $455,000 Active 13 DOM
11. 2026-06-08
    days on market $455,000 Active 12 DOM
12. 2026-06-07
    days on market $455,000 Active 11 DOM
13. 2026-06-03
    days on market $455,000 Active 7 DOM
14. 2026-06-03
    days on market $455,000 Active 6 DOM
15. 2026-06-01
    days on market $455,000 Active 5 DOM
16. 2026-05-31
    days on market $455,000 Active 4 DOM
17. 2026-05-31
    days on market $455,000 Active 3 DOM
18. 2026-05-27
    listed $455,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast UT · Resets to sale price

• Current annual tax: $1,990 · $166/mo
• Projected year-2 tax: $2,937 · $245/mo
• Expected delta: +$947/yr (+$79/mo · 47.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,617
• − Mortgage interest: −$24,927
• − Property taxes: −$1,990
• − Insurance: −$2,225
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − HOA: −$1,224
• − Depreciation: −$12,945
• Taxable loss: −$19,272
• Est. tax savings @ 24.0%: +$4,625
• After-tax cash flow: $-6,209/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Alpine District
• NCES district ID: 4900030
• Math proficiency: 45% ▼ -4.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $68,595
• Composite: 42.48/100
• National rank: #3213
• State rank: #25 of 80 in UT

Livability — Lehi

• Score: 88/100
• State rank: #6
• US rank: #242

Category grades

Amenities B+ Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehi, UT

Population outlook (Utah County) Hauer SSP2

• Today (2025): 693,420 people
• By 2030: 757,324 · +9.2%
• By 2040: 893,178 · +28.8%
• By 2050: 1,035,842 · +49.4%
• By 2075: 1,376,733 · +98.5%
• By 2100: 1,609,388 · +132.1%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: ▲ 37.66%
• Current HPI: 262.22
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.54%
• F500 in state: 2

Industry mix (Fortune 500 HQ in UT)

Industry	F500 HQs	Revenue
▸Financial Services	1	$3B

Price history

1 event — show timeline

• 2026-05-27 Listed $455,000 WFRMLS

Property tax history

+4.5%/yr

Latest (2025): $1,990 · -2.3% YoY. Source: county tax records.