3796 N Meadow Springs Ln · Lehi, UT 84048

$809,900

3 bd · 3.5 ba · 4,117 sqft · SingleFamily public records · 132 Days on market

Built 2010 9,583 sqft lot $80/mo HOA · 1% 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 +6.5/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Open main level
• Large family room
• Granite countertops

Tags

• OPEN MAIN LEVEL
• WELL-APPOINTED KITCHEN
• GRANITE COUNTERTOPS
• FULLY FINISHED BASEMENT
• LARGE FAMILY ROOM
• OUTDOOR LIVING

Property features AI

Finance

• HOA & community: Homeowners association with $80 monthly fee; Community clubhouse; Subdivision: THANKSGIVING MEADOWS PUD

Exterior

• Parking: Attached garage; 2 total parking spaces; 2 garage spaces; 2 covered parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Rambler/Ranch style; Single-level living (accessibility feature); Single-family property; Built/standing construction; Stone and stucco exterior
• Construction: Stone and stucco construction; Asphalt roof; Full basement
• Exterior features: Bay box windows; Double-pane windows; Foyer entry; Exterior lighting; Sliding glass doors; Asphalt roof; Full fencing; Automatic full sprinkler system; Paved road; Curb and gutter; Mountain view; Landscaping: full; Mature trees; Flat terrain

Interior

• Kitchen: Refrigerator; Double oven; Freestanding range/oven; Granite countertops; Garbage disposal
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 3 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bathroom; Separate tub and shower in bath; Walk-in closet; Den/office; Garbage disposal; French doors; Great room; Double oven; Freestanding range/oven; Vaulted ceilings; Granite countertops; Blinds and drapes
• Laundry & utility: Electric dryer hookup; Full finished basement (100%)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $810k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $610k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $544k (32.8% below list).
• Recommended offer: $544k (32.8% 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: Fox Hollow School (math 60% / reading 57%, grade B-, #66 of 585 statewide, top 12%, 776 students, 16% FRL); Lehi Jr High (math 54% / reading 54%, grade B-, #14 of 138 statewide, top 10%, 995 students, 13% FRL); Skyridge High School (math 42% / reading 62%, grade D+, #24 of 171 statewide, top 14%, 2,387 students, 11% FRL).
• Market conditions: 324 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).

Forward outlook

• In year one you build about $87k of equity ($6k loan paydown + $81k 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 ~$139k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($713k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $544,069 (32.8% 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. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 12.4

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: 19.1%
• Equity multiple: 2.56×
• Total profit: $353,402
• Equity at exit: $729,622

10-year hold

• IRR: 17.7%
• Equity multiple: 5.89×
• Total profit: $1,110,034
• Equity at exit: $1,573,458

Cash invested: $226,772 (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: 324
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $5,441 medium
• Mortgage (P&I): −$4,247
• Tax est. 1.5%: −$1,012 /mo · $12,148/yr
• Insurance: −$337
• HOA: −$80
• Vacancy / Maint / Mgmt: −$1,143
• Net cashflow: $-1,379

Break-even live

Break-even rent $7,186

Max offer price $610,372

Occupancy floor —

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: $202,475
• Closing costs: $24,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2227 W Aspen Wood Loop Lehi, UT	3.0	2.5	4328	$3,150	$0.73	23d	1	1.07mi
2777 Sandalwood Dr Lehi, UT	2.0	1.0–2.0	1794	$12,023	$6.70	2d	431	1.41mi

HOA detail

• Monthly dues: $80 · $960/yr

Listing history 29 events

1. 2026-06-18
   days on market $809,900 Active 132 DOM
2. 2026-06-17
   days on market $809,900 Active 131 DOM
3. 2026-06-16
   days on market $809,900 Active 130 DOM
4. 2026-06-15
   days on market $809,900 Active 129 DOM
5. 2026-06-14
   days on market $809,900 Active 127 DOM
6. 2026-06-13
   days on market $809,900 Active 126 DOM
7. 2026-06-10
   days on market $809,900 Active 124 DOM
8. 2026-06-09
   days on market $809,900 Active 123 DOM
9. 2026-06-08
   days on market $809,900 Active 122 DOM
10. 2026-06-07
    days on market $809,900 Active 121 DOM
11. 2026-06-03
    days on market $809,900 Active 117 DOM
12. 2026-06-03
    days on market $809,900 Active 116 DOM
13. 2026-06-01
    days on market $809,900 Active 115 DOM
14. 2026-05-31
    days on market $809,900 Active 114 DOM
15. 2026-05-31
    days on market $809,900 Active 113 DOM
16. 2026-04-01
    price $809,900
17. 2026-02-06
    listed $820,000 Active
18. 2017-09-21
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2017-09-08
    soldstatus
20. 2017-07-25
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2017-07-14
    price $424,300 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2017-06-08
    price $429,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2017-05-26
    listed $442,500 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

24. 2013-11-01
    historical
25. 2013-05-03
    listed $369,900
26. 2010-11-24
    historical
27. 2010-05-24
    listed $299,900
28. 2010-05-20
    historical
29. 2010-01-08
    listed $299,990

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°F today · 23 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: $65,288
• − Mortgage interest: −$45,367
• − Property taxes: −$12,148
• − Insurance: −$4,050
• − Repairs & maintenance: −$5,223
• − Management: −$5,223
• − HOA: −$960
• − Depreciation: −$23,561
• Taxable loss: −$31,244
• Est. tax savings @ 24.0%: +$7,498
• After-tax cash flow: $-9,048/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

+170.0% since first listed

14 events — show timeline

• 2026-04-01 Price Changed $809,900 WFRMLS
• 2026-02-06 Listed $820,000 WFRMLS
• 2017-09-21 Sold (MLS) — WFRMLS
• 2017-09-08 Sold (Public Records) — Public Records
• 2017-07-25 Pending — WFRMLS
• 2017-07-14 Price Changed $424,300 WFRMLS
• 2017-06-08 Price Changed $429,900 WFRMLS
• 2017-05-26 Listed $442,500 WFRMLS
• 2013-11-01 Listing Removed — WFRMLS
• 2013-05-03 Listed $369,900 WFRMLS
• 2010-11-24 Listing Removed — WFRMLS
• 2010-05-24 Listed $299,900 WFRMLS
• 2010-05-20 Listing Removed — WFRMLS
• 2010-01-08 Listed $299,990 WFRMLS

Property tax history

-12.5%/yr

Latest (2025): $504 · +58.8% YoY. Source: county tax records.