The Eleanor Plan · American Fork, UT 84003

$1

4 bd · 3.5 ba · 6,071 sqft · SingleFamily · 81 Days on market

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Discover Beck Hillside Estates - Prime Location, Unmatched Convenience Beck Hillside Estates is an exciting new luxury home community in the heart of Pleasant Grove, Utah. Ideally located near pristine golf courses, scenic parks, and major shopping and dining destinations, this sought-after neighborhood blends elevated living with everyday convenience. Perfect for families and individuals seeking a balance of comfort and accessibility, Beck Hillside Estates offers expertly crafted homes with spacious layouts and elegant finishes. Enjoy quick access to local favorites, mountain views, and all the charm of Utah Valley living-right from your doorstep. Homes starting in the $900s.

Key facts

• Golf courses
• Prime location
• Scenic parks

Tags

• BECK HILLSIDE ESTATES
• PRIME LOCATION
• GOLF COURSES
• SCENIC PARKS
• SHOPPING AND DINING
• MOUNTAIN VIEWS

Property features AI

Finance

• Financial info: Listing status: Active

Exterior

• Home design: Single-family plan (The Eleanor)
• Construction: Living area of 6,071 (plan specification)
• Exterior features: Located at 757 N 200 E, American Fork, UT 84003; North street orientation

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Plan named The Eleanor; Active new-construction plan

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).

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); 416 active listings in the ZIP; high-income renter base; 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 $0 of loan paydown is wiped out by about $0 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Recommended offer $1

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 246938.00% ✓
• Cap rate: 2340970.24%
• Cash-on-cash: 8360585.53%
• DSCR: 372000.01
• GRM: 0.0

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: —
• Equity multiple: 452203.69×
• Total profit: $126,617
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 1000529.20×
• Total profit: $280,148
• Equity at exit: $0

Cash invested: $0 (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: 416

Monthly cashflow live

• Estimated rent: $2,469 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,951

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

Sensitivity live

Price	-10% $1,951	-5% $1,951	+0% $1,951	+5% $1,951	+10% $1,951
Rent	-10% $1,756	-5% $1,853	+0% $1,951	+5% $2,048	+10% $2,146
Rate	-1.0pp $1,951	-0.5pp $1,951	base $1,951	+0.5pp $1,951	+1.0pp $1,951

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $1 Active 81 DOM
2. 2026-06-18
   days on market $1 Active 78 DOM
3. 2026-06-17
   days on market $1 Active 77 DOM
4. 2026-06-16
   days on market $1 Active 76 DOM
5. 2026-06-15
   days on market $1 Active 75 DOM
6. 2026-06-14
   days on market $1 Active 73 DOM
7. 2026-06-13
   days on market $1 Active 72 DOM
8. 2026-06-10
   days on market $1 Active 70 DOM
9. 2026-06-09
   days on market $1 Active 69 DOM
10. 2026-06-08
    days on market $1 Active 68 DOM
11. 2026-06-07
    days on market $1 Active 67 DOM
12. 2026-06-03
    days on market $1 Active 63 DOM
13. 2026-06-03
    days on market $1 Active 62 DOM
14. 2026-06-01
    days on market $1 Active 61 DOM
15. 2026-05-31
    days on market $1 Active 60 DOM
16. 2026-05-31
    days on market $1 Active 59 DOM

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

Taxation est. · year 1

• Rental income: $29,633
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$0
• Taxable income: $24,891
• Est. tax owed @ 24.0%: −$5,974
• After-tax cash flow: $17,436/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