4434 N La Ringhierra Dr E

Lehi, UT 84048

$910,000D+

1 bd · 2.5 ba · 3,686 sqft · Built 2022 · Townhouse · Active · 16 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $6,811/mo
• Mortgage (P&I): −$4,772
• Tax + insurance: −$657
• HOA: −$94
• Vac / Maint / Mgmt: −$1,430
• Net cashflow: $-143/mo
• Annual: $-1,714/yr
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• 1% rule: 0.75%
• Cash to close: $254,800

Investor read

• This is a 1-bed/2.5-bath townhouse listed at $910k.
• 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).
• It's been on market 16 days — a 2% lower offer ($896k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $681k (25.2% below list) — sets the bar for 1% rule.
• In year one you build about $97k of equity ($6k loan paydown + $91k 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: 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).
• 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.
• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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.
• 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.
• 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.