3796 N Meadow Springs Ln

Lehi, UT 84048

$809,900D

3 bd · 3.5 ba · 4,117 sqft · Built 2010 · SingleFamily · Active · 132 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $5,441/mo
• Mortgage (P&I): −$4,247
• Tax + insurance: −$1,350
• HOA: −$80
• Vac / Maint / Mgmt: −$1,143
• Net cashflow: $-1,379/mo
• Annual: $-16,547/yr
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• 1% rule: 0.67%
• Cash to close: $226,772

Investor read

• This is a 3-bed/3.5-bath single-family listed at $810k.
• 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).
• It's been on market 132 days — a 12% lower offer ($713k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $544k (32.8% below list) — sets the bar for 1% rule.
• In year one you build about $87k of equity ($6k loan paydown + $81k appreciation (10.0% local appreciation)).
• 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).
• Utah County population projected at +49% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• By year 2, paydown + projected appreciation supports a ~$139k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.