1327 Lily Pad Dr · Spanish Fork, UT 84660

$399,900

3 bd · 3.5 ba · 1,480 sqft · Townhouse public records · 148 Days on market

Built 2007 871 sqft lot $110/mo HOA · 6% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.8/30.0
• Livability +4.2/5.0
• Schools +3.5/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1327 N Lily Pad Dr! This end unit townhome has 5 bedrooms, 2 bathrooms, and a big master bedroom with ample closet space. Stainless steel appliances in the kitchen. Shopping areas within walking distance and conveniently located near the freeway and hospital, this residence also features 2 additional basement bedrooms for flexible use with a dedicated storage area. With its low HOA fee and perfect blend of mountain proximity and everyday convenience, it is an opportunity not to be missed. Schedule your showing today.

Key facts

• End unit townhome
• Mountain proximity
• Low hoa fee

Tags

• END UNIT TOWNHOME
• STAINLESS STEEL APPLIANCES
• DEDICATED STORAGE AREA
• LOW HOA FEE
• MOUNTAIN PROXIMITY

Property features AI

Finance

• HOA & community: Homeowners association present; Monthly HOA fee of $110; HOA covers grounds maintenance; Community amenities include maintenance, playground, and snow removal

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage
• Utilities: Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse, row-end; Property is built and standing; Has a view
• Construction: Stucco construction; Asphalt roof; Full basement
• Exterior features: Double-pane windows; Open porch; Sliding glass doors; Mountain view; Full landscaping; Automatic full sprinkler system; Sidewalks and paved road access; Corner lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Total rooms: 11 (includes bedrooms and other rooms); Basement is finished (approximately 90% finished)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms; 1 partial/half bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Garbage disposal; Blinds on full windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-974 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (43.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (50.6% below list).
• Recommended offer: $197k (50.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 83/100 on livability (#26 in UT, #1,012 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, amenities F.
• Nebo District (suburban): math 38% / reading 40% proficiency, ranked #45 of 80 in UT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rees School (math 43% / reading 33%, grade F, #349 of 585 statewide, top 60%, 641 students, 31% FRL); Diamond Fork Middle (1,039 students, 25% FRL); Maple Mountain High (math 35% / reading 55%, grade D-, #43 of 171 statewide, top 25%, 1,740 students, 10% FRL).
• Market conditions: Rents rising (+3.6%/yr); 561 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,326 units permitted in Utah County in 2024 (1,053 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 8 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,390 (50.6% 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 148 days. Have you received any prior offers? Is the seller open to a 51% 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: 0.49% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.44%
• DSCR: 0.54
• GRM: 16.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.59% rent growth · sell at horizon

5-year hold

• IRR: -34.7%
• Equity multiple: -0.12×
• Total profit: $-125,780
• Equity at exit: $59,626

10-year hold

• IRR: -42.1%
• Equity multiple: -0.65×
• Total profit: $-184,979
• Equity at exit: $34,576

Cash invested: $111,972 (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 84660

• Home prices YoY: -34.6%
• Rents YoY: 3.6%
• Active inventory: 561
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$167
• HOA: −$110
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-974

Break-even live

Break-even rent $3,207

Max offer price $227,808

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 Willow Way Spanish Fork, UT	3.0	2.0	1620	$2,000	$1.23	23d	1	0.08mi
1295 Spanish Fork, UT	3.0	1.0–2.0	944	$1,859	$1.97	11d	1	0.14mi
2008 E Chariot Ln Spanish Fork, UT	2.0	1.0	1200	$1,295	$1.08	14d	1	0.29mi
567 N 880 E #5 Spanish Fork, UT	3.0	1.0	1040	$1,199	$1.15	23d	1	1.09mi
567 N 880 East St Unit 6 Spanish Fork, UT	3.0	1.0	1040	$1,149	$1.10	21d	1	1.09mi
934 E 500 N Spanish Fork, UT	2.0	1.0	950	$1,450	$1.53	14d	1	1.09mi
61 Southgate Loop Spanish Fork, UT	3.0	2.0	1287	$1,700	$1.32	14d	1	1.23mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 37 events

1. 2026-06-18
   days on market $399,900 Active 148 DOM
2. 2026-06-17
   days on market $399,900 Active 147 DOM
3. 2026-06-16
   days on market $399,900 Active 146 DOM
4. 2026-06-15
   days on market $399,900 Active 145 DOM
5. 2026-06-14
   days on market $399,900 Active 143 DOM
6. 2026-06-10
   days on market $399,900 Active 140 DOM
7. 2026-06-09
   days on market $399,900 Active 139 DOM
8. 2026-06-08
   days on market $399,900 Active 138 DOM
9. 2026-06-07
   days on market $399,900 Active 137 DOM
10. 2026-06-03
    days on market $399,900 Active 133 DOM
11. 2026-06-02
    days on market $399,900 Active 132 DOM
12. 2026-06-01
    days on market $399,900 Active 131 DOM
13. 2026-05-31
    days on market $399,900 Active 130 DOM
14. 2026-05-31
    days on market $399,900 Active 129 DOM
15. 2026-03-07
    price $399,900
16. 2026-01-21
    listed $410,000 Active
17. 2024-10-14
    historical
18. 2024-08-21
    listed $439,900 Active
19. 2024-08-16
    historical
20. 2024-03-22
    listed $439,900 Active
21. 2021-10-04
    soldstatus
22. 2021-09-02
    historical Backup
23. 2021-08-29
    listed $355,000 Active
24. 2016-12-02
    soldstatus Sold
25. 2016-12-02
    soldstatus
26. 2016-11-06
    status Under Contract
27. 2016-10-31
    status Active
28. 2016-10-21
    status Under Contract
29. 2016-10-05
    listed $195,000 Active
30. 2015-07-31
    soldstatus Sold
31. 2015-07-31
    soldstatus
32. 2015-07-04
    historical
33. 2015-06-25
    price $178,500
34. 2015-05-23
    listed $179,900 Active
35. 2011-03-22
    soldstatus
36. 2011-03-21
    soldstatus
37. 2010-10-07
    listed $124,900

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$722/yr (+$60/mo · 37.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,687
• − Mortgage interest: −$22,401
• − Property taxes: −$1,918
• − Insurance: −$2,000
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − HOA: −$1,320
• − Depreciation: −$11,633
• Taxable loss: −$19,374
• Est. tax savings @ 24.0%: +$4,650
• After-tax cash flow: $-7,040/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: Nebo District
• NCES district ID: 4900630
• Math proficiency: 38% ▼ -5.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $64,067
• Composite: 35.01/100
• National rank: #5047
• State rank: #45 of 80 in UT

Livability — Spanish Fork

• Score: 83/100
• State rank: #26
• US rank: #1012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spanish Fork, UT
• County: Utah County · 661,754 people
• City population: 48,583
• Metro: Provo-Orem, UT
• Population (ZIP): 48,583
• Household income: $104,355
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 525.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 4% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -161.19%
• Current HPI: 304.4917
• Rent YoY: ▲ 3.59%
• 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

+220.2% since first listed

23 events — show timeline

• 2026-03-07 Price Changed $399,900 WFRMLS
• 2026-01-21 Listed $410,000 WFRMLS
• 2024-10-14 Listing Removed — WFRMLS
• 2024-08-21 Listed $439,900 WFRMLS
• 2024-08-16 Listing Removed — WFRMLS
• 2024-03-22 Listed $439,900 WFRMLS
• 2021-10-04 Sold (Public Records) — Public Records
• 2021-09-02 Contingent — WFRMLS
• 2021-08-29 Listed $355,000 WFRMLS
• 2016-12-02 Sold (Public Records) — Public Records
• 2016-12-02 Sold (MLS) — WFRMLS
• 2016-11-06 Pending — WFRMLS
• 2016-10-31 Relisted — WFRMLS
• 2016-10-21 Pending — WFRMLS
• 2016-10-05 Listed $195,000 WFRMLS
• 2015-07-31 Sold (Public Records) — Public Records
• 2015-07-31 Sold (MLS) — WFRMLS
• 2015-07-04 Listing Removed — WFRMLS
• 2015-06-25 Price Changed $178,500 WFRMLS
• 2015-05-23 Listed $179,900 WFRMLS
• 2011-03-22 Sold (Public Records) — Public Records
• 2011-03-21 Sold (MLS) — WFRMLS
• 2010-10-07 Listed $124,900 WFRMLS

Property tax history

+7.3%/yr

Latest (2025): $1,918 · -1.4% YoY. Source: county tax records.