120 N 350 W · American Fork, UT 84003

$130,000

2 bd · 2.0 ba · 1 sqft · Land public records · 37 Days on market

Built 1997

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Why this score? — see what drove the B- 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).

• Cash flow +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.2/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Shed in the back
• Walk-in tub
• Large new sink

Tags

• WALK-IN TUB
• UPGRADED GRANITE COUNTERTOPS
• BUTCHER BLOCK COUNTERTOPS
• LARGE NEW SINK
• SHED IN THE BACK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $130k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#9 in UT, #356 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• 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.
• Market conditions: Rents rising (+3.9%/yr); 407 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).
• This rent is only 17% of the median local income ($120k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $8,266
• Equity at exit: $19,383

10-year hold

• IRR: 16.0%
• Equity multiple: 2.36×
• Total profit: $49,651
• Equity at exit: $11,240

Cash invested: $36,400 (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 84003

• Rents YoY: 3.9%
• Active inventory: 407
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $435

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 69%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
688 Nicholes Ln American Fork, UT	1.0–3.0	1.0–2.0	930	$1,698	$1.83	3d	14	0.37mi
357 W 400 North St Unit 1 American Fork, UT	3.0	2.5	2250	$2,000	$0.89	23d	1	0.42mi
245 N 100 E Unit 2 American Fork, UT	2.0	1.0	1000	$1,500	$1.50	14d	1	0.48mi
470 N 200 West St Unit A American Fork, UT	3.0	1.5	1651	$1,795	$1.09	23d	1	0.62mi
43 N 100 E Unit 004 American Fork, UT	3.0	2.5	1500	$2,000	$1.33	23d	1	0.73mi
396 N Center St American Fork, UT	1.0	1.0	700	$1,100	$1.57	14d	1	0.74mi
299 S 850 W American Fork, UT	1.0–3.0	1.0–2.0	1117	$1,688	$1.51	3d	15	0.77mi
751 W 200 S American Fork, UT	1.0–3.0	1.0–2.0	987	$1,654	$1.68	3d	33	0.78mi
79 N 1020 W American Fork, UT	1.0–3.0	1.0–2.0	1021	$1,762	$1.73	3d	25	0.80mi
624 W 700 N American Fork, UT	2.0	1.0	1000	$1,395	$1.40	23d	1	0.85mi
934 W State Rd American Fork, UT	3.0	2.5	1896	$2,550	$1.34	23d	1	0.86mi
210 W 510 S American Fork, UT	3.0	1.0	1500	$1,995	$1.33	3d	1	0.92mi
322 S 100 East St American Fork, UT	3.0	1.5	1250	$1,595	$1.28	3d	1	0.97mi
301 S 1100 W American Fork, UT	1.0–2.0	1.0–2.0	904	$1,886	$2.09	3d	23	0.98mi
862 W 480 S Unit 1 American Fork, UT	3.0	2.5	1706	$2,100	$1.23	14d	1	0.99mi
362 S 1100 West St American Fork, UT	3.0	2.0	1265	$1,850	$1.46	14d	1	1.00mi
1108 W 250 S Unit 203 American Fork, UT	1.0	1.0	794	$1,385	$1.74	23d	1	1.01mi
1108 W 250 S Unit 305 American Fork, UT	2.0	2.0	1020	$1,595	$1.56	23d	1	1.01mi
1107 W 250 S Unit 307 American Fork, UT	2.0	2.0	1299	$1,595	$1.23	23d	1	1.02mi
1107 W 250 S Unit 110 American Fork, UT	1.0	1.0	794	$1,385	$1.74	23d	1	1.02mi
1132 W 250 S Unit 307 American Fork, UT	2.0	2.0	1020	$1,595	$1.56	23d	1	1.02mi
1123 W 250 S Unit 311 Highland, UT	2.0	2.0	1020	$1,595	$1.56	21d	1	1.03mi
1126 W 250 S Unit 204 American Fork, UT	1.0	1.0	794	$1,385	$1.74	14d	1	1.03mi
1126 W 250 S Unit 304 American Fork, UT	1.0	1.0	794	$1,385	$1.74	23d	1	1.03mi
1124 W 250 S Unit 312 Highland, UT	3.0	2.0	1299	$1,885	$1.45	23d	1	1.03mi
1121 W 250 S Unit 201 American Fork, UT	3.0	2.0	1299	$1,885	$1.45	23d	1	1.04mi
1024 W 400 S Unit 1249878P American Fork, UT	3.0	2.0	1991	$4,161	$2.09	3d	1	1.04mi
1125 W 250 S Unit 207 American Fork, UT	2.0	2.0	1020	$1,595	$1.56	23d	1	1.05mi
1136 W 250 S Unit 306 American Fork, UT	2.0	2.0	1020	$1,595	$1.56	23d	1	1.05mi
1137 W 250 S Unit 306 American Fork, UT	2.0	2.0	1020	$1,595	$1.56	23d	1	1.07mi
1137 W 250 S Unit 103 American Fork, UT	1.0	1.0	794	$1,385	$1.74	21d	1	1.07mi
1137 W 250 S Unit 201 American Fork, UT	2.0	2.0	1020	$1,595	$1.56	21d	1	1.07mi
1142 W 250 S Unit 311 American Fork, UT	2.0	2.0	1020	$1,595	$1.56	23d	1	1.07mi
1142 W 250 S Unit 110 American Fork, UT	1.0	1.0	813	$1,385	$1.70	23d	1	1.07mi
1149 W 250 S Unit 108 American Fork, UT	2.0	2.0	1039	$1,595	$1.54	23d	1	1.10mi
1149 W 250 S Unit 110 American Fork, UT	1.0	1.0	794	$1,385	$1.74	21d	1	1.10mi
1149 W 250 S Unit 312 American Fork, UT	3.0	2.0	1299	$1,885	$1.45	23d	1	1.10mi
1149 W 250 S Unit 209 American Fork, UT	1.0	1.0	794	$1,335	$1.68	3d	1	1.10mi
392 S 1080 W #202 American Fork, UT	3.0	2.0	1287	$2,000	$1.55	23d	1	1.11mi
512 S 1080 W American Fork, UT	3.0	2.5	1710	$2,000	$1.17	23d	1	1.18mi

Listing history 50 events

1. 2026-06-18
   days on market $130,000 Active 37 DOM
2. 2026-06-17
   days on market $130,000 Active 36 DOM
3. 2026-06-16
   days on market $130,000 Active 35 DOM
4. 2026-06-15
   days on market $130,000 Active 34 DOM
5. 2026-06-14
   days on market $130,000 Active 32 DOM
6. 2026-06-13
   days on market $130,000 Active 31 DOM
7. 2026-06-10
   days on market $130,000 Active 29 DOM
8. 2026-06-09
   days on market $130,000 Active 28 DOM
9. 2026-06-08
   days on market $130,000 Active 27 DOM
10. 2026-06-07
    days on market $130,000 Active 26 DOM
11. 2026-06-03
    days on market $130,000 Active 22 DOM
12. 2026-06-03
    days on market $130,000 Active 21 DOM
13. 2026-06-01
    days on market $130,000 Active 20 DOM
14. 2026-05-31
    days on market $130,000 Active 19 DOM
15. 2026-05-31
    days on market $130,000 Active 18 DOM
16. 2026-05-13
    price $130,000
17. 2026-05-12
    listed $129,500 Active
18. 2025-03-28
    soldstatus Closed 31-char remark

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19. 2025-03-23
    status Under Contract 31-char remark

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20. 2025-03-21
    price $99,500 31-char remark

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21. 2025-03-19
    price $97,000 31-char remark

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22. 2025-03-18
    price $98,000 31-char remark

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23. 2025-03-17
    price $99,000 31-char remark

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24. 2025-03-15
    price $99,900 31-char remark

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25. 2025-03-14
    price $104,000 31-char remark

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26. 2025-03-13
    price $105,000 31-char remark

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27. 2025-03-12
    price $109,900 31-char remark

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28. 2025-03-11
    price $114,900 31-char remark

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29. 2025-03-09
    price $118,900 31-char remark

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30. 2025-03-07
    price $119,900 31-char remark

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31. 2025-03-06
    price $123,000 31-char remark

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32. 2025-03-05
    price $124,000 31-char remark

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33. 2025-03-04
    price $125,000 31-char remark

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34. 2025-03-03
    price $128,000 31-char remark

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35. 2025-03-01
    listed $129,900 Active 31-char remark

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36. 2022-10-19
    soldstatus Closed 31-char remark

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37. 2022-10-17
    status Under Contract 31-char remark

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38. 2022-09-26
    price $89,900 31-char remark

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39. 2022-09-14
    listed $100,000 Active 31-char remark

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40. 2018-03-29
    historical
41. 2018-01-04
    price $54,000
42. 2017-11-28
    price $59,900
43. 2017-11-14
    listed $65,000 Active
44. 2013-05-09
    soldstatus
45. 2011-11-26
    historical
46. 2011-08-06
    listed $49,900
47. 2011-05-10
    listed $32,000
48. 2009-03-16
    historical
49. 2008-07-30
    listed $68,500
50. 2007-06-06
    historical

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,256
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,782
• Taxable income: $3,351
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,417/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 — American Fork

• Score: 86/100
• State rank: #9
• US rank: #356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: American Fork, UT
• County: Utah County · 661,754 people
• City population: 57,430
• Metro: Provo-Orem, UT
• Population (ZIP): 57,430
• Household income: $120,330
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 720.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 6% Slovak 4% Scottish 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Utah

• 2024 margin: Solid R (+39.8) · D 28.5% · R 68.3% · Other 3.2%
• 2008→2024 swing: +19.1pp toward D · 2008: -58.9pp · 2024: -39.8pp
• All cycles: 2024: R+39.8 2020: R+41.0 2016: R+37.3 2012: R+78.5 2008: R+58.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -229.42%
• Current HPI: 288.1331
• Rent YoY: ▲ 3.93%
• Metro: Provo-Orem, UT
• 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

+188.9% since first listed

36 events — show timeline

• 2026-05-13 Price Changed $130,000 FSBO.com
• 2026-05-12 Listed $129,500 FSBO.com
• 2025-03-28 Sold (MLS) — WFRMLS
• 2025-03-23 Pending — WFRMLS
• 2025-03-21 Price Changed $99,500 WFRMLS
• 2025-03-19 Price Changed $97,000 WFRMLS
• 2025-03-18 Price Changed $98,000 WFRMLS
• 2025-03-17 Price Changed $99,000 WFRMLS
• 2025-03-15 Price Changed $99,900 WFRMLS
• 2025-03-14 Price Changed $104,000 WFRMLS
• 2025-03-13 Price Changed $105,000 WFRMLS
• 2025-03-12 Price Changed $109,900 WFRMLS
• 2025-03-11 Price Changed $114,900 WFRMLS
• 2025-03-09 Price Changed $118,900 WFRMLS
• 2025-03-07 Price Changed $119,900 WFRMLS
• 2025-03-06 Price Changed $123,000 WFRMLS
• 2025-03-05 Price Changed $124,000 WFRMLS
• 2025-03-04 Price Changed $125,000 WFRMLS
• 2025-03-03 Price Changed $128,000 WFRMLS
• 2025-03-01 Listed $129,900 WFRMLS
• 2022-10-19 Sold (MLS) — WFRMLS
• 2022-10-17 Pending — WFRMLS
• 2022-09-26 Price Changed $89,900 WFRMLS
• 2022-09-14 Listed $100,000 WFRMLS
• 2018-03-29 Listing Removed — WFRMLS
• 2018-01-04 Price Changed $54,000 WFRMLS
• 2017-11-28 Price Changed $59,900 WFRMLS
• 2017-11-14 Listed $65,000 WFRMLS
• 2013-05-09 Sold (MLS) — WFRMLS
• 2011-11-26 Listing Removed — WFRMLS
• 2011-08-06 Listed $49,900 WFRMLS
• 2011-05-10 Listed $32,000 WFRMLS
• 2009-03-16 Listing Removed — WFRMLS
• 2008-07-30 Listed $68,500 WFRMLS
• 2007-06-06 Listing Removed — WFRMLS
• 2006-12-06 Listed $45,000 WFRMLS

Property tax history

+4.9%/yr

Latest (2025): $29,657 · -0.2% YoY. Source: county tax records.