32 E Harmony Ct · Saratoga Springs, UT 84045

$404,900

3 bd · 2.0 ba · 1,625 sqft · Townhouse public records · 116 Days on market

Built 2016 1,306 sqft lot $170/mo HOA · 7% of rent ↓ 14% since listing

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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 +6.7/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.9/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Dual walk-in closets
• Fenceable backyard
• White cabinetry

Tags

• FENCEABLE BACKYARD
• SOUTH-FACING DRIVEWAY
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• GAS RANGE
• DUAL WALK-IN CLOSETS

Property features AI

Finance

• Other: Subdivision: LEGACY FARMS
• HOA & community: Homeowners association (Advantage Management); Monthly HOA fee of $170, includes insurance; Community clubhouse, playground, pool, snow removal

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2 total parking spaces; 2 garage spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water and pressurized irrigation
• Home design: Townhouse, row-end; South-facing; Residential use
• Construction: Stucco and cement siding; Asphalt roof; Built/standing construction
• Exterior features: Double-pane windows; Sliding glass doors; Open patio; Curb and gutter; Sidewalks; Automatic full sprinkler system; Mountain view; Landscaping: full; Flat terrain

Interior

• Kitchen: Gas oven; Free-standing range/oven; Garbage disposal
• Bedrooms: Primary bedroom on 2nd floor
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Gas oven; Free-standing range/oven; Blinds on windows
• Laundry & utility: Electric dryer hookup; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $405k.

Deal economics

• At list price, monthly cash flow is $-652 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (38.7% below list).
• Recommended offer: $248k (38.7% 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: Springside School (math 41% / reading 44%, grade F, #278 of 585 statewide, top 49%, 735 students, 12% FRL); Lake Mountain Middle (math 40% / reading 44%, grade D-, #58 of 138 statewide, top 43%, 1,412 students, 13% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $43k of equity ($3k loan paydown + $40k 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 ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $248,162 (38.7% 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. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.90%
• DSCR: 0.69
• GRM: 13.6

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: 18.9%
• Equity multiple: 2.53×
• Total profit: $173,254
• Equity at exit: $364,766

10-year hold

• IRR: 17.1%
• Equity multiple: 5.69×
• Total profit: $532,274
• Equity at exit: $786,632

Cash invested: $113,372 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,482 high
• Mortgage (P&I): −$2,123
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$169
• HOA: −$170
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-652

Break-even live

Break-even rent $3,307

Max offer price $289,720

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: $101,225
• Closing costs: $12,147
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
268 E Wren Hill Ln Saratoga Springs, UT	3.0	2.5	2200	$2,095	$0.95	2d	1	0.33mi
138 E Crown Point Dr Saratoga Springs, UT	4.0	2.5	2044	$2,550	$1.25	2d	1	0.47mi
39 S Baker Spring Cv Saratoga Springs, UT	4.0	2.5	1800	$2,400	$1.33	21d	1	0.62mi
485 Pony Express Pkwy Saratoga Springs, UT	1.0–6.0	1.0–4.0	1957	$2,789	$1.43	2d	117	0.90mi
251 N Riverside Dr Saratoga Springs, UT	4.0	2.5	1587	$2,250	$1.42	14d	1	0.98mi

HOA detail

• Monthly dues: $170 · $2,040/yr

Listing history 20 events

1. 2026-06-03
   status $404,900 Under Contract 116 DOM
2. 2026-06-01
   days on market $404,900 Active 116 DOM
3. 2026-05-31
   days on market $404,900 Active 115 DOM
4. 2026-05-31
   days on market $404,900 Active 114 DOM
5. 2026-05-15
   price $404,900
6. 2026-05-06
   price $409,900
7. 2026-04-24
   price $414,900
8. 2026-04-03
   price $416,900
9. 2026-02-18
   price $419,999
10. 2026-02-05
    listed $422,000 Active
11. 2026-01-03
    historical
12. 2025-11-04
    price $425,000
13. 2025-10-30
    listed $430,000 Active
14. 2022-05-17
    soldstatus Closed 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

15. 2022-05-17
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

16. 2022-04-28
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

17. 2022-04-26
    status Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2022-04-23
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2022-04-22
    price $469,000 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2022-04-12
    listed $469,900 Active 31-char remark

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    There are no remarks available.

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $2,672 · $223/mo
• Expected delta: +$867/yr (+$72/mo · 48.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 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: $29,779
• − Mortgage interest: −$22,681
• − Property taxes: −$1,805
• − Insurance: −$2,024
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$2,040
• − Depreciation: −$11,779
• Taxable loss: −$15,315
• Est. tax savings @ 24.0%: +$3,676
• After-tax cash flow: $-4,149/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

-13.8% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $404,900 WFRMLS
• 2026-05-06 Price Changed $409,900 WFRMLS
• 2026-04-24 Price Changed $414,900 WFRMLS
• 2026-04-03 Price Changed $416,900 WFRMLS
• 2026-02-18 Price Changed $419,999 WFRMLS
• 2026-02-05 Listed $422,000 WFRMLS
• 2026-01-03 Listing Removed — WFRMLS
• 2025-11-04 Price Changed $425,000 WFRMLS
• 2025-10-30 Listed $430,000 WFRMLS
• 2022-05-17 Sold (Public Records) — Public Records
• 2022-05-17 Sold (MLS) — WFRMLS
• 2022-04-28 Pending — WFRMLS
• 2022-04-26 Relisted — WFRMLS
• 2022-04-23 Pending — WFRMLS
• 2022-04-22 Price Changed $469,000 WFRMLS
• 2022-04-12 Listed $469,900 WFRMLS

Property tax history

+30.3%/yr

Latest (2025): $1,805 · -2.5% YoY. Source: county tax records.