203 E Jordan Ridge Blvd #206 · Saratoga Springs, UT 84045

$305,000

3 bd · 2.0 ba · 1,278 sqft · Condo public records · 70 Days on market

Built 2012 $250/mo HOA · 13% 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 +6.3/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.6/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Bright kitchen
• Patio area
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• BRIGHT KITCHEN
• NEW VANITIES
• NEW QUARTZ COUNTERTOPS
• SPACIOUS LAUNDRY ROOM
• PATIO AREA

Property features AI

Finance

• Other: Zoned multi-family (R-3); Subdivision: Jordan Ridge Condominium
• HOA & community: Has homeowners association; Monthly association fee of $250; Association fees cover insurance, grounds maintenance, sewer, trash and water; Community amenities include barbecue, picnic area, playground, snow removal, and pet allowance

Exterior

• Parking: Two total parking spaces; Two garage spaces (covered); Open/uncovered parking available; Secured parking
• Security: Video doorbell(s); Fire alarm
• Utilities: Natural gas connected; Electricity connected; Water connected (culinary); Public sewer connected
• Home design: Condo, middle level unit; Residential use; Built/standing condition; View-facing orientation
• Construction: Stone and stucco construction; Asphalt roof; Built/standing (existing structure)
• Exterior features: Balcony; Covered deck; Screened porch; Screened patio/porch; Outbuildings; Sliding glass doors; Double-pane windows; Secured parking; Mountain and valley views; Full landscaping; Curb and gutter, paved roads, sidewalks; Automatic full sprinkler system

Interior

• Kitchen: Range/oven (free standing); Microwave; Granite countertops; Garbage disposal
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced-air heating with central gas; Central air conditioning
• Interior features: Fire alarm and fire alarm system; Primary bathroom; Walk-in closet; Garbage disposal; Granite countertops; Video doorbell(s); Blinds on full windows
• Laundry & utility: Electric dryer hookup; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (36.0% below list).
• Recommended offer: $195k (36.0% 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: Riverview School (math 56% / reading 55%, grade C, #93 of 585 statewide, top 17%, 977 students, 16% FRL); Westlake High (math 39% / reading 48%, grade F, #50 of 171 statewide, top 29%, 2,659 students, 12% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: Rents flat; 1175 active listings in the ZIP; 21 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).
• This rent is only 18% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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.

Recommended offer $195,209 (36.0% 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 70 days. Have you received any prior offers? Is the seller open to a 36% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 13.0

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: 2.48×
• Total profit: $126,770
• Equity at exit: $274,768

10-year hold

• IRR: 16.6%
• Equity multiple: 5.60×
• Total profit: $392,595
• Equity at exit: $592,548

Cash invested: $85,400 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$127
• HOA: −$250
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-548

Break-even live

Break-even rent $2,646

Max offer price $208,183

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 E Jordan Ridge Blvd #311 Saratoga Springs, UT	3.0	2.0	1255	$1,650	$1.31	19d	1	0.05mi
127 Jordan Ridge Blvd Saratoga Springs, UT	3.0	2.0	1278	$1,595	$1.25	2d	1	0.07mi
1256 Commerce Dr Saratoga Springs, UT	1.0–3.0	1.0–2.0	1147	$1,759	$1.53	2d	15	0.08mi
1532 N Rosa Ln Saratoga Springs, UT	3.0	2.5	1367	$2,234	$1.63	23d	1	0.48mi
3761 W 620 N Lehi, UT	3.0	2.0	1383	$2,295	$1.66	14d	1	0.76mi
830 N Canvasback Dr Lehi, UT	3.0	2.0	1311	$1,950	$1.49	21d	1	0.92mi
241 W Ridge Rd Saratoga Springs, UT	3.0	2.0	1196	$1,650	$1.38	2d	1	0.95mi
79 W Ridge Rd Saratoga Springs, UT	3.0	2.0	1200	$1,550	$1.29	2d	1	0.97mi
1823 N Crest Rd Saratoga Springs, UT	3.0	2.0	1264	$1,650	$1.31	23d	1	1.00mi
848 N Old Ranch Rd Unit 1 Lehi, UT	3.0	2.0	1400	$2,250	$1.61	2d	1	1.01mi
902 N Old Ranch Rd Lehi, UT	3.0	2.0	1400	$2,100	$1.50	23d	1	1.05mi
1093 3980 W Lehi, UT	3.0	2.0	1272	$1,625	$1.28	2d	1	1.17mi
251 N Riverside Dr Saratoga Springs, UT	4.0	2.5	1587	$2,250	$1.42	14d	1	1.19mi
3757 Big Horn Dr Unit 1 Lehi, UT	3.0	2.5	1600	$2,300	$1.44	14d	1	1.28mi
2153 Springtime Dr Unit Bedroom 1 Master Saratoga Springs, UT	3.0	2.0	1375	$900	$0.65	14d	1	1.32mi
157 W Springview Dr Unit 1 Saratoga Springs, UT	3.0	2.0	1250	$1,625	$1.30	23d	1	1.32mi
1342 N 3650 W Unit W303 Eagle Mountain, UT	3.0	2.0	1300	$1,550	$1.19	2d	1	1.37mi
1423 N 3830 W Unit B204 Lehi, UT	3.0	2.0	1272	$1,950	$1.53	2d	1	1.43mi
1424 N 3830 W Lehi, UT	3.0	2.0	1272	$1,850	$1.45	14d	1	1.43mi
3722 W 1440 N Unit F202 Eagle Mountain, UT	3.0	2.0	1336	$1,495	$1.12	23d	1	1.44mi
1451 N 3830 W #204 Lehi, UT	3.0	2.0	1272	$1,895	$1.49	23d	1	1.46mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $305,000 Active 70 DOM
2. 2026-06-17
   days on market $305,000 Active 69 DOM
3. 2026-06-16
   days on market $305,000 Active 68 DOM
4. 2026-06-15
   days on market $305,000 Active 67 DOM
5. 2026-06-14
   days on market $305,000 Active 65 DOM
6. 2026-06-13
   days on market $305,000 Active 64 DOM
7. 2026-06-10
   days on market $305,000 Active 62 DOM
8. 2026-06-09
   days on market $305,000 Active 61 DOM
9. 2026-06-08
   days on market $305,000 Active 60 DOM
10. 2026-06-07
    days on market $305,000 Active 59 DOM
11. 2026-06-03
    days on market $305,000 Active 55 DOM
12. 2026-06-03
    days on market $305,000 Active 54 DOM
13. 2026-06-01
    days on market $305,000 Active 53 DOM
14. 2026-05-31
    days on market $305,000 Active 52 DOM
15. 2026-05-31
    days on market $305,000 Active 51 DOM
16. 2026-04-09
    listed $305,000 Active
17. 2024-12-30
    soldstatus Closed 31-char remark

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    There are no remarks available.

18. 2024-12-30
    soldstatus

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    There are no remarks available.

19. 2024-11-27
    status Under Contract 31-char remark

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    There are no remarks available.

20. 2024-11-08
    status Active 31-char remark

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    There are no remarks available.

21. 2024-10-29
    status Under Contract 31-char remark

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    There are no remarks available.

22. 2024-10-16
    price $315,000 31-char remark

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    There are no remarks available.

23. 2024-09-19
    price $319,000 31-char remark

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    There are no remarks available.

24. 2024-08-15
    price $325,000 31-char remark

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    There are no remarks available.

25. 2024-08-01
    listed $335,000 Active 31-char remark

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    There are no remarks available.

26. 2017-10-03
    soldstatus
27. 2017-10-02
    soldstatus Sold 31-char remark

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    There are no remarks available.

28. 2017-08-26
    status Under Contract 31-char remark

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    There are no remarks available.

29. 2017-08-25
    status Active 31-char remark

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    There are no remarks available.

30. 2017-08-23
    status Under Contract 31-char remark

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    There are no remarks available.

31. 2017-08-18
    listed $192,000 Active 31-char remark

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    There are no remarks available.

32. 2015-08-08
    soldstatus Sold
33. 2015-07-07
    historical
34. 2015-06-25
    price $154,900
35. 2015-06-11
    listed $151,900 Active
36. 2014-02-08
    historical
37. 2013-08-08
    listed $149,900

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$649/yr (+$54/mo · 47.6%)

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

Taxation est. · year 1

• Rental income: $23,425
• − Mortgage interest: −$17,085
• − Property taxes: −$1,364
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$3,000
• − Depreciation: −$8,873
• Taxable loss: −$12,169
• Est. tax savings @ 24.0%: +$2,921
• After-tax cash flow: $-3,656/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

+103.5% since first listed

22 events — show timeline

• 2026-04-09 Listed $305,000 WFRMLS
• 2024-12-30 Sold (Public Records) — Public Records
• 2024-12-30 Sold (MLS) — WFRMLS
• 2024-11-27 Pending — WFRMLS
• 2024-11-08 Relisted — WFRMLS
• 2024-10-29 Pending — WFRMLS
• 2024-10-16 Price Changed $315,000 WFRMLS
• 2024-09-19 Price Changed $319,000 WFRMLS
• 2024-08-15 Price Changed $325,000 WFRMLS
• 2024-08-01 Listed $335,000 WFRMLS
• 2017-10-03 Sold (Public Records) — Public Records
• 2017-10-02 Sold (MLS) — WFRMLS
• 2017-08-26 Pending — WFRMLS
• 2017-08-25 Relisted — WFRMLS
• 2017-08-23 Pending — WFRMLS
• 2017-08-18 Listed $192,000 WFRMLS
• 2015-08-08 Sold (MLS) — WFRMLS
• 2015-07-07 Listing Removed — WFRMLS
• 2015-06-25 Price Changed $154,900 WFRMLS
• 2015-06-11 Listed $151,900 WFRMLS
• 2014-02-08 Listing Removed — WFRMLS
• 2013-08-08 Listed $149,900 WFRMLS

Property tax history

+4.4%/yr

Latest (2025): $1,364 · -1.4% YoY. Source: county tax records.