937 W Big Ben Ln #202

Saratoga Springs, UT 84045

$295,500D-

3 bd · 2.0 ba · 1,233 sqft · Built 2023 · Condo · Active · 141 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,025/mo
• Mortgage (P&I): −$1,550
• Tax + insurance: −$237
• HOA: −$429
• Vac / Maint / Mgmt: −$425
• Net cashflow: $-615/mo
• Annual: $-7,384/yr
• Cap rate: 3.79%
• Cash-on-cash: -8.92%
• DSCR: 0.60
• 1% rule: 0.69%
• Cash to close: $82,740

Investor read

• This is a 3-bed/2.0-bath condo listed at $296k.
• At list price, monthly cash flow is $-615 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (31.5% below list).
• It's been on market 141 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $187k (36.8% below list) — sets the bar for cash-flow.
• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• 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: Black Ridge School (math 39% / reading 52%, grade D-, #226 of 585 statewide, top 40%, 1,191 students, 12% FRL); Cedar Valley High (math 22% / reading 44%, grade F, #108 of 171 statewide, top 63%, 2,924 students, 20% FRL) — zoned schools at 16% FRL track the district average.
• Watch-outs: HOA is 21% of rent.
• Market conditions: Rents flat; 1175 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

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?
• It's been on market 141 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• 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?