4434 N La Ringhierra Dr E · Lehi, UT 84048

$910,000

1 bd · 2.5 ba · 3,686 sqft · Townhouse public records · 16 Days on market

Built 2022 2,613 sqft lot $94/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).

• Cash flow +12.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to luxury, low-maintenance living in the highly desirable Traverse Mountain community! This beautifully upgraded twin home offers the perfect blend of elegance, comfort, and convenience, featuring over $50,000 in premium upgrades and exceptional finishes throughout. Step inside and immediately appreciate the spacious open-concept floor plan, soaring 10' and 11' ceilings, stunning hardwood flooring, and elegant tray ceiling detail in the main family room. Designed for effortless main-floor living, this home showcases quality craftsmanship and thoughtful upgrades at every turn. The gourmet kitchen is a chef's dream, featuring custom light wood cabinetry, premium Caf stainless steel ap

Key facts

• Hardwood flooring
• Premium upgrades
• Gourmet kitchen

Tags

• PREMIUM UPGRADES
• OPEN-CONCEPT FLOOR PLAN
• HARDWOOD FLOORING
• GOURMET KITCHEN
• CUSTOM LIGHT WOOD CABINETRY
• CAF STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Agent owned
• HOA & community: Homeowners association with monthly fee; Association amenities include barbecue, biking and hiking trails, clubhouse, fitness center, pool

Exterior

• Parking: Two covered parking spaces; Two-car garage (attached)
• Security: Gated community (association amenity)
• Utilities: Natural gas connected; Electricity connected; Public sewer; Culinary, irrigation, and secondary water connected
• Home design: Rambler/Ranch style; Single-family residence; Built in 2023; Energy Star certified home
• Construction: Aluminum and brick construction; Asphalt roof; Full basement (approximately 95% finished)
• Exterior features: Covered patio; Exterior lighting; Full landscaping; Curb and gutter; Automatic full sprinklers; Mountain terrain

Interior

• Kitchen: Double oven; Built-in gas range/oven; Microwave
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; One partial/half bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Central vacuum; Second kitchen; Double oven; Built-in gas range/oven; Vaulted ceilings; Theater room; Smart thermostat(s); Blinds and plantation shutters; Ceiling fan; Microwave
• Laundry & utility: Central vacuum

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath townhouse listed at $910k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $885k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $681k (25.2% below list).
• Recommended offer: $681k (25.2% 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: Traverse Mountain School (math 62% / reading 52%, grade C+, #75 of 585 statewide, top 14%, 737 students, 11% FRL); Viewpoint Middle (1,790 students, 14% FRL); Skyridge High School (math 42% / reading 62%, grade D+, #24 of 171 statewide, top 14%, 2,387 students, 11% FRL).
• Market conditions: 329 active listings in the ZIP; 1 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 $97k of equity ($6k loan paydown + $91k 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 ~$156k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($896k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $681,100 (25.2% 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: 0.75% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 11.1

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: 23.8%
• Equity multiple: 2.91×
• Total profit: $486,145
• Equity at exit: $819,800

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $1,438,040
• Equity at exit: $1,767,930

Cash invested: $254,800 (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: 329
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $6,811 medium
• Mortgage (P&I): −$4,772
• Tax from tax record: −$278 /mo · $3,339/yr
• Insurance: −$379
• HOA: −$94
• Vacancy / Maint / Mgmt: −$1,430
• Net cashflow: $-143

Break-even live

Break-even rent $6,992

Max offer price $884,766

Occupancy floor 97%

Sensitivity live

Price	-10% $372	-5% $115	+0% $-143	+5% $-400	+10% $-658
Rent	-10% $-681	-5% $-412	+0% $-143	+5% $126	+10% $395
Rate	-1.0pp $315	-0.5pp $89	base $-143	+0.5pp $-379	+1.0pp $-619

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: $227,500
• Closing costs: $27,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2777 Sandalwood Dr Lehi, UT	2.0	1.0–2.0	1794	$6,811	$3.80	4d	431	1.34mi

HOA detail

• Monthly dues: $94 · $1,128/yr

Listing history 12 events

1. 2026-06-21
   days on market $910,000 Active 16 DOM
2. 2026-06-18
   days on market $910,000 Active 13 DOM
3. 2026-06-17
   days on market $910,000 Active 12 DOM
4. 2026-06-16
   days on market $910,000 Active 11 DOM
5. 2026-06-15
   days on market $910,000 Active 10 DOM
6. 2026-06-14
   days on market $910,000 Active 8 DOM
7. 2026-06-13
   days on market $910,000 Active 7 DOM
8. 2026-06-10
   days on market $910,000 Active 5 DOM
9. 2026-06-09
   days on market $910,000 Active 4 DOM
10. 2026-06-08
    days on market $910,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $910,000 Active 2 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: $3,339 · $278/mo
• Projected year-2 tax: $6,006 · $500/mo
• Expected delta: +$2,667/yr (+$222/mo · 79.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 22 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: $81,732
• − Mortgage interest: −$50,974
• − Property taxes: −$3,339
• − Insurance: −$4,550
• − Repairs & maintenance: −$6,539
• − Management: −$6,539
• − HOA: −$1,128
• − Depreciation: −$26,473
• Taxable loss: −$17,809
• Est. tax savings @ 24.0%: +$4,274
• After-tax cash flow: $2,560/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

• 2026-06-05 Listed $910,000 WFRMLS

Property tax history

+24.4%/yr

Latest (2025): $3,339 · -9.1% YoY. Source: county tax records.