3676 W 950 N · Lehi, UT 84048

$450,000

3 bd · 2.5 ba · 2,381 sqft · Townhouse public records · 7 Days on market

Built 2025 1,306 sqft lot $107/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 +6.3/30.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• 1% rule +0.4/10.0

Key facts

• $107 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Zoned multi-family; Subdivision: RIVER POINT; Home warranty included
• HOA & community: Homeowners association (FCS Community Management); Monthly HOA fee of $107; HOA covers grounds maintenance; Community amenities include clubhouse, pool, fitness center, playground, biking and hiking trails, maintenance, and snow removal; Pets permitted

Exterior

• Parking: Attached garage; 2 garage spaces; 2 covered parking spaces; 2 open parking spaces; 4 total parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water connected
• Home design: Townhouse (row-end); Residential use; Built / standing
• Construction: Asphalt roof; Full basement
• Exterior features: Double-pane windows; Curb and gutter; Paved road; Sidewalks; Automatic full sprinkler system; Landscaping: full

Interior

• Kitchen: Portable dishwasher; Microwave; Refrigerator; Range/oven (free standing)
• Bedrooms: Primary bedroom on 2nd floor
• Flooring: Carpet; 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; Garbage disposal; Great room; Free-standing range/oven
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $450k.

Deal economics

• At list price, monthly cash flow is $-806 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (31.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (45.5% below list).
• Recommended offer: $245k (45.5% 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: North Point School (math 52% / reading 57%, grade C, #106 of 585 statewide, top 19%, 1,022 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: 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $245,053 (45.5% 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: 4.14%
• Cash-on-cash: -7.67%
• DSCR: 0.66
• GRM: 15.3

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $193,587
• Equity at exit: $405,396

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $610,051
• Equity at exit: $874,251

Cash invested: $126,000 (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: 15.3×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$188
• HOA: −$107
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-806

Break-even live

Break-even rent $3,470

Max offer price $307,697

Occupancy floor —

Sensitivity live

Price	-10% $-551	-5% $-678	+0% $-806	+5% $-933	+10% $-1,060
Rent	-10% $-999	-5% $-902	+0% $-806	+5% $-709	+10% $-612
Rate	-1.0pp $-579	-0.5pp $-691	base $-806	+0.5pp $-922	+1.0pp $-1,041

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3709 W 930 N Lehi, UT	4.0	3.5	2247	$550	$0.24	24d	1	0.11mi
3757 Big Horn Dr Unit 1 Lehi, UT	3.0	2.5	1600	$2,300	$1.44	15d	1	0.20mi
3935 W 1000 N Lehi, UT	4.0	2.5	2100	$3,000	$1.43	24d	1	0.20mi
3664 Big Horn Dr Saratoga Springs, UT	4.0	3.5	2293	$2,450	$1.07	24d	1	0.20mi
3697 W 1380 N Lehi, UT	3.0	2.5	2200	$650	$0.30	24d	1	0.27mi
3823 W Cold Pond Ave Lehi, UT	3.0	2.5	3067	$2,595	$0.85	3d	1	0.28mi
4009 1180 N Saratoga Springs, UT	4.0	2.5	2879	$2,549	$0.89	19d	1	0.32mi
1449 N 3600 W Lehi, UT	3.0	2.5	2402	$2,195	$0.91	22d	1	0.34mi
1455 N 3600 W Lehi, UT	4.0	2.5	2400	$650	$0.27	24d	1	0.34mi
803 N Hilltop Dr Lehi, UT	4.0	3.5	2408	$500	$0.21	24d	1	0.41mi
613 N Pear Dr Lehi, UT	4.0	2.5	2696	$2,650	$0.98	15d	1	0.43mi
4050 W 1470 N Lehi, UT	4.0	2.5	3360	$3,000	$0.89	15d	1	0.50mi
3975 W 1530 N Lehi, UT	3.0	2.0	1700	$1,800	$1.06	3d	1	0.50mi
1621 N 3890 W Lehi, UT	3.0	2.5	2296	$2,195	$0.96	3d	1	0.53mi
3988 W 1650 N Unit Bedroom 2 - Male Lehi, UT	4.0	2.5	2350	$700	$0.30	3d	1	0.60mi
1727 N 3830 W Lehi, UT	3.0	2.5	2296	$2,195	$0.96	3d	1	0.60mi
1836 N 3530 W Lehi, UT	3.0	2.5	2450	$2,100	$0.86	24d	1	0.69mi
3904 W Hardman Way Lehi, UT	4.0	3.5	2420	$795	$0.33	24d	1	0.76mi
3952 W Hardman Way Lehi, UT	3.0	3.0	2288	$2,800	$1.22	24d	1	0.77mi
3985 W 1960 N Unit 3985 Lehi, UT	3.0	2.5	2400	$2,095	$0.87	24d	1	0.80mi
1990 N 3830 W Unit Bedroom 3 Lehi, UT	4.0	3.5	2400	$700	$0.29	3d	1	0.81mi
1982 N 3900 W Lehi, UT	3.0	2.5	2402	$2,370	$0.99	22d	1	0.81mi
2010 N 3930 W Lehi, UT	3.0	2.5	2042	$2,249	$1.10	3d	1	0.83mi
1632 N Apache Rd Saratoga Springs, UT	3.0	2.5	2262	$2,195	$0.97	3d	1	0.86mi
4199 W 2010 N Lehi, UT	4.0	2.5	2450	$825	$0.34	24d	1	0.90mi
4237 W 2010 N Lehi, UT	4.0	2.5	1673	$2,450	$1.46	3d	1	0.92mi
4163 W 2060 N Unit Bedroom 1 Saratoga Springs, UT	4.0	2.5	2000	$900	$0.45	3d	1	0.93mi
246 Bridgewater Ln Unit Bedroom 2 Saratoga Springs, UT	4.0	3.5	2680	$900	$0.34	24d	1	0.97mi
246 E Bridgewater Ln Saratoga Springs, UT	4.0	3.5	2680	$600	$0.22	15d	1	0.97mi
1252 N Willowbrook Ln Saratoga Springs, UT	3.0	2.5	2655	$2,400	$0.90	19d	1	1.05mi
4259 W Dixon Way Lehi, UT	4.0	3.5	2134	$2,295	$1.08	3d	1	1.10mi
4286 W Dixon Way Lehi, UT	4.0	3.5	2100	$825	$0.39	19d	1	1.13mi
4316 W Dixon Way Lehi, UT	4.0	3.5	2129	$2,495	$1.17	22d	1	1.14mi
4354 W Dixon Way Lehi, UT	3.0	3.5	2000	$2,195	$1.10	24d	1	1.15mi
3668 W 2380 N Lehi, UT	4.0	2.5	1800	$2,175	$1.21	3d	1	1.16mi
4380 Bergen Ln Eagle Mountain, UT	3.0	3.0	1700	$2,450	$1.44	24d	1	1.23mi
2415 N Ribe Ln Lehi, UT	3.0	2.5	2633	$2,800	$1.06	24d	1	1.27mi
4415 W Glendon Dr Lehi, UT	4.0	3.5	2000	$595	$0.30	15d	1	1.37mi
2867 W 400 S Lehi, UT	4.0	2.5	2944	$2,695	$0.92	15d	1	1.38mi
4431 W Glendon Dr Lehi, UT	4.0	3.5	2400	$595	$0.25	24d	1	1.38mi

HOA detail

• Monthly dues: $107 · $1,284/yr

Listing history 5 events

1. 2026-06-10
   status $450,000 Under Contract 7 DOM
2. 2026-06-09
   days on market $450,000 Active 7 DOM
3. 2026-06-08
   days on market $450,000 Active 6 DOM
4. 2026-06-07
   days on market $450,000 Active 5 DOM
5. 2026-06-03
   listed $450,000 Active 1 DOM

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $2,970 · $248/mo
• Expected delta: +$1,925/yr (+$160/mo · 184.1%)

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

Taxation est. · year 1

• Rental income: $29,406
• − Mortgage interest: −$25,207
• − Property taxes: −$1,045
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − HOA: −$1,284
• − Depreciation: −$13,091
• Taxable loss: −$18,176
• Est. tax savings @ 24.0%: +$4,362
• After-tax cash flow: $-5,304/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

• 2026-06-03 Listed $450,000 WFRMLS