78 E Mineral Row · Saratoga Springs, UT 84045

$399,900

3 bd · 2.5 ba · 1,582 sqft · Other public records · 39 Days on market

Built 2022 2,613 sqft lot $168/mo HOA · 7% of rent ↓ 1% 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 +6.6/30.0
• 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

* * Sellers offering $5k in rate buy-down or closing costs with full price offer! * * Bright corner-lot like-new twin home! Open floor plan, lots of natural light, tankless water heater, smart light switches/fans/locks & extra parking for guests across the street. Minutes from Costco, Walmart, City Center Park, Library & Jordan River Trail. Modern Saratoga Springs sanctuary!

Key facts

• Extra parking
• Open floor plan
• Smart light switches

Tags

• CORNER-LOT
• OPEN FLOOR PLAN
• TANKLESS WATER HEATER
• SMART LIGHT SWITCHES
• EXTRA PARKING

Property features AI

Finance

• HOA & community: Homeowners association; Association fee $504 quarterly; Community amenities: biking trails, hiking trails, picnic area, playground, pool, snow removal

Exterior

• Parking: Attached garage; 2 garage spaces (2 covered parking spaces); 2 total parking spaces
• Utilities: Natural gas connected; Electricity connected; Public sewer; Culinary (public) water
• Home design: Townhouse, row-end; Built and currently standing; Above-grade finished area: 1582
• Construction: Asphalt roof
• Exterior features: Double pane windows; Open porch; Corner lot; Flat terrain; Full landscaping

Interior

• Kitchen: Microwave; Garbage disposal
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 partial/half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Blinds; Ceiling fan; Microwave
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $400k.

Deal economics

• At list price, monthly cash flow is $-660 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (38.9% below list).
• Recommended offer: $244k (38.9% 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: 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; 14 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).

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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,496 (38.9% 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. It's been on market 39 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.31%
• Cash-on-cash: -7.08%
• 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: 18.7%
• Equity multiple: 2.52×
• Total profit: $170,098
• Equity at exit: $360,262

10-year hold

• IRR: 17.0%
• Equity multiple: 5.68×
• Total profit: $523,562
• Equity at exit: $776,918

Cash invested: $111,972 (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: $2,445 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$167
• HOA: −$168
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-660

Break-even live

Break-even rent $3,281

Max offer price $283,265

Occupancy floor —

Sensitivity live

Price	-10% $-434	-5% $-547	+0% $-660	+5% $-773	+10% $-887
Rent	-10% $-853	-5% $-757	+0% $-660	+5% $-564	+10% $-467
Rate	-1.0pp $-459	-0.5pp $-559	base $-660	+0.5pp $-764	+1.0pp $-869

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 S Baker Spring Cv Saratoga Springs, UT	4.0	2.5	1800	$2,400	$1.33	22d	1	0.12mi
138 E Crown Point Dr Saratoga Springs, UT	4.0	2.5	2044	$2,550	$1.25	3d	1	0.12mi
251 N Riverside Dr Saratoga Springs, UT	4.0	2.5	1587	$2,250	$1.42	15d	1	0.42mi
268 E Wren Hill Ln Saratoga Springs, UT	3.0	2.5	2200	$2,095	$0.95	3d	1	0.49mi
485 Pony Express Pkwy Saratoga Springs, UT	1.0–6.0	1.0–4.0	1957	$2,789	$1.43	3d	117	0.74mi
967 E Drifter Ln Saratoga Springs, UT	3.0	2.0	1399	$2,200	$1.57	15d	1	1.17mi
986 Manifest Ln #2110 Saratoga Springs, UT	3.0	2.0	1600	$2,200	$1.38	24d	1	1.19mi
982 E Drifter Ln Saratoga Springs, UT	3.0	3.0	1508	$2,250	$1.49	24d	1	1.21mi
243 N Portside Ln Saratoga Springs, UT	3.0	2.0	1399	$2,150	$1.54	15d	1	1.21mi
1033 E Bearing Dr Saratoga Springs, UT	1.0–3.0	1.0–2.0	1070	$1,903	$1.78	3d	25	1.21mi
38 N Heading Ct Unit 1 Saratoga Springs, UT	3.0	2.0	1455	$1,895	$1.30	22d	1	1.29mi
1077 E Jack Dr Saratoga Springs, UT	4.0	3.5	2200	$2,500	$1.14	3d	1	1.33mi
487 N Scuttlebutt Ln Saratoga Springs, UT	3.0	2.5	2187	$2,190	$1.00	3d	1	1.35mi
1149 E Hatch Row Saratoga Springs, UT	4.0	3.0	1967	$2,395	$1.22	15d	1	1.35mi

HOA detail

• Monthly dues: $168 · $2,016/yr
• Likely covers: water

Listing history 2 events

1. 2026-05-13
   price $399,900
2. 2026-04-14
   listed $405,000 Active

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$719/yr (+$60/mo · 37.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 14% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥93°F today · 21 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: $29,340
• − Mortgage interest: −$22,401
• − Property taxes: −$1,920
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$2,016
• − Depreciation: −$11,633
• Taxable loss: −$15,325
• Est. tax savings @ 24.0%: +$3,678
• After-tax cash flow: $-4,245/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

-1.3% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $399,900 WFRMLS
• 2026-04-14 Listed $405,000 WFRMLS

Property tax history

+6.1%/yr

Latest (2025): $1,920 · +4.1% YoY. Source: county tax records.