1978 N Red Yearling Dr · Saratoga Springs, UT 84045

$445,000

3 bd · 2.5 ba · 2,540 sqft · Townhouse public records · 14 Days on market

Built 2022 1,306 sqft lot $170/mo HOA · 7% 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 +6.2/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.6/10.0

Listing remarks

Mountain views, sunset nights, and a location you'll love. This Saratoga Springs townhome checks all the boxes. The open floor plan offers the perfect blend of style, comfort, and convenience. From the modern kitchen with large island, spacious primary suite, private balcony & patio-perfect for taking in those Utah sunsets. It's low-maintenance living at it's finest with parks, community reservoir, shopping & everyday conveniences just minutes away.

Key facts

• Private balcony
• Large island
• Modern kitchen

Tags

• MOUNTAIN VIEWS
• MODERN KITCHEN
• LARGE ISLAND
• PRIVATE BALCONY

Property features AI

Finance

• Other: Subdivision: WILDFLOWER VILLAGE
• HOA & community: Homeowners association with monthly fee of $170; HOA fee includes insurance; Association allows pets; Community picnic area and playground; Snow removal provided

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; Water connected
• Home design: Townhouse (row-mid); Built and standing; Multi-family zoning; Energy Star Certified Homes
• Construction: Built / standing construction
• Exterior features: Balcony; Sliding glass doors; Mountain view

Interior

• Kitchen: Refrigerator included
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Blinds on windows; Walk-out basement access; Approximately 15% of basement finished; 10 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $445k.

Deal economics

• At list price, monthly cash flow is $-801 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (31.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (41.9% below list).
• Recommended offer: $259k (41.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#93 in UT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, 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: Harvest School (math 56% / reading 51%, grade C, #122 of 585 statewide, top 21%, 1,046 students, 15% FRL); Westlake High (math 39% / reading 48%, grade F, #50 of 171 statewide, top 29%, 2,659 students, 12% FRL).
• Market conditions: Rents flat; 1175 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 + $44k 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 ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,735 (41.9% 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: 0.58% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.71%
• DSCR: 0.66
• GRM: 14.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.68% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $185,333
• Equity at exit: $400,891

10-year hold

• IRR: 16.7%
• Equity multiple: 5.61×
• Total profit: $574,815
• Equity at exit: $864,537

Cash invested: $124,600 (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 84045

• Home prices YoY: 3.9%
• Rents YoY: 0.7%
• Active inventory: 1175
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$185
• HOA: −$170
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-801

Break-even live

Break-even rent $3,601

Max offer price $303,490

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1974 N Red Yearling Dr Saratoga Springs, UT	3.0	2.5	2100	$2,495	$1.19	19d	1	0.04mi
2162 N Cloverleaf Way Saratoga Springs, UT	4.0	2.5	2500	$2,550	$1.02	14d	1	0.17mi
2123 N Wallflower Dr Saratoga Springs, UT	4.0	2.5	3728	$2,785	$0.75	2d	1	0.19mi
1316 Calypso Ln Saratoga Springs, UT	3.0–4.0	2.0–3.0	1962	$2,390	$1.22	2d	13	0.56mi
2042 Golden Ruby Dr Eagle Mountain, UT	4.0	3.5	2100	$2,495	$1.19	23d	1	0.57mi
2031 Golden Ruby Dr Eagle Mountain, UT	3.0	2.5	2458	$2,700	$1.10	21d	1	0.59mi
1386 W Sharry Baby Dr Saratoga Springs, UT	4.0	2.5	2004	$2,095	$1.05	2d	1	0.66mi
2548 N Yarrow Cir Saratoga Springs, UT	3.0	2.5	2511	$2,499	$1.00	23d	1	0.76mi
2676 N Blue Dawn Ln Saratoga Springs, UT	3.0	2.0	2280	$2,250	$0.99	2d	1	0.82mi
1508 Charmer Ln Eagle Mountain, UT	4.0	2.5	1831	$2,550	$1.39	14d	1	0.82mi
2613 N Snowberry Dr Saratoga Springs, UT	4.0	2.5	3180	$3,300	$1.04	2d	1	0.84mi
1545 Bravo Dr Eagle Mountain, UT	4.0	2.5	1831	$2,500	$1.37	14d	1	0.85mi
2697 N Snowberry Dr Saratoga Springs, UT	3.0	2.5	2569	$2,695	$1.05	2d	1	0.94mi
1642 W Blue Flax Dr Saratoga Springs, UT	4.0	2.5	1831	$3,000	$1.64	23d	1	0.98mi
1688 Blue Flax Dr Eagle Mountain, UT	4.0	2.5	2450	$2,800	$1.14	14d	1	1.02mi
2867 N Blue Dawn Ln Saratoga Springs, UT	3.0	2.5	2280	$2,250	$0.99	2d	1	1.06mi
1632 N Apache Rd Saratoga Springs, UT	3.0	2.5	2262	$2,195	$0.97	2d	1	1.16mi
803 N Hilltop Dr Lehi, UT	4.0	3.5	2408	$500	$0.21	23d	1	1.34mi
4009 1180 N Saratoga Springs, UT	4.0	2.5	2879	$2,549	$0.89	19d	1	1.41mi
4050 W 1470 N Lehi, UT	4.0	2.5	3360	$3,000	$0.89	14d	1	1.45mi
1558 Banner Dr Saratoga Springs, UT	4.0	2.5	2400	$2,150	$0.90	14d	1	1.47mi
4536 E Hurstbourne Dr Eagle Mountain, UT	4.0	3.5	2350	$2,125	$0.90	2d	1	1.49mi
3935 W 1000 N Lehi, UT	4.0	2.5	2100	$3,000	$1.43	23d	1	1.49mi
1547 Banner Dr Saratoga Springs, UT	4.0	2.5	2413	$2,150	$0.89	23d	1	1.49mi

HOA detail

• Monthly dues: $170 · $2,040/yr

Listing history 11 events

1. 2026-06-18
   days on market $445,000 Active 14 DOM
2. 2026-06-17
   days on market $445,000 Active 13 DOM
3. 2026-06-16
   days on market $445,000 Active 12 DOM
4. 2026-06-15
   days on market $445,000 Active 11 DOM
5. 2026-06-14
   days on market $445,000 Active 9 DOM
6. 2026-06-13
   days on market $445,000 Active 8 DOM
7. 2026-06-10
   days on market $445,000 Active 6 DOM
8. 2026-06-09
   days on market $445,000 Active 5 DOM
9. 2026-06-08
   days on market $445,000 Active 4 DOM
10. 2026-06-07
    remarks 457-char remark
11. 2026-06-07
    listed $445,000 Active 3 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: $1,872 · $156/mo
• Projected year-2 tax: $2,937 · $245/mo
• Expected delta: +$1,065/yr (+$89/mo · 56.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 20 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: $31,048
• − Mortgage interest: −$24,927
• − Property taxes: −$1,872
• − Insurance: −$2,225
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − HOA: −$2,040
• − Depreciation: −$12,945
• Taxable loss: −$17,929
• Est. tax savings @ 24.0%: +$4,303
• After-tax cash flow: $-5,310/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 — Saratoga Springs

• Score: 70/100
• State rank: #93
• US rank: #7648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saratoga Springs, UT
• County: Utah County · 661,754 people
• City population: 45,429
• Metro: Provo-Orem, UT
• Population (ZIP): 45,429
• Household income: $130,331
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 476.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 7% Scottish 4% Slovak 4%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 9% 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: ▲ 11.09%
• Current HPI: 298.0545
• Rent YoY: ▲ 0.68%
• 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

1 event — show timeline

• 2026-06-04 Listed $445,000 WFRMLS

Property tax history

+49.9%/yr

Latest (2025): $1,872 · -0.7% YoY. Source: county tax records.