203 E Jordan Ridge Blvd #207 · Saratoga Springs, UT 84045

$295,000

3 bd · 2.0 ba · 1,278 sqft · Condo public records · 89 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 +6.6/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Covered patio
• Detached garage
• $250 HOA

Tags

• COVERED PATIO
• DETACHED GARAGE

Property features AI

Finance

• Other: Subdivision: JORDAN RIDGE CONDOMINIUMS
• HOA & community: Homeowners association (Vision Assoc. Mgt); Monthly association fee ($250); Association covers grounds maintenance, sewer, trash, and water; Community amenities include picnic area and playground; pet rules and snow removal enforced

Exterior

• Parking: Covered, secured parking; Two total parking spaces (two garage spaces)
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Condo, middle level unit; Built in 2012; Single-level living features; Visitable / Universal design; Faces northwest; Residential use
• Construction: Stucco and asphalt construction materials; Pitched asphalt roof; Blt./Standing condition
• Exterior features: Balcony; Covered deck; Open patio; Sliding glass doors; Secured parking; Mountain view; Curb & gutter; Sidewalks; Automatic full sprinkler system; Landscaping (full) with mature trees

Interior

• Kitchen: Built-in range/oven; Refrigerator; Disposal
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Fire alarm; Primary bathroom; Walk-in closet; Built-in range/oven; Disposal; Blinds and drapes
• Laundry & utility: Washer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $-491 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (33.8% below list).
• Recommended offer: $195k (33.8% 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 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).
• 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 $32k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $17k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,209 (33.8% 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 89 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 12.6

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: 2.51×
• Total profit: $124,937
• Equity at exit: $265,759

10-year hold

• IRR: 16.9%
• Equity multiple: 5.65×
• Total profit: $384,377
• Equity at exit: $573,120

Cash invested: $82,600 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$123
• HOA: −$250
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-491

Break-even live

Break-even rent $2,574

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: $73,750
• Closing costs: $8,850
• 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	3d	1	0.07mi
1256 Commerce Dr Saratoga Springs, UT	1.0–3.0	1.0–2.0	1147	$1,759	$1.53	3d	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	3d	1	0.95mi
79 W Ridge Rd Saratoga Springs, UT	3.0	2.0	1200	$1,550	$1.29	3d	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	3d	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	3d	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	3d	1	1.37mi
1423 N 3830 W Unit B204 Lehi, UT	3.0	2.0	1272	$1,950	$1.53	3d	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 24 events

1. 2026-06-15
   status $295,000 Under Contract 89 DOM
2. 2026-06-15
   days on market $295,000 Active 89 DOM
3. 2026-06-14
   days on market $295,000 Active 87 DOM
4. 2026-06-13
   pricedays on market $295,000 Active 86 DOM
5. 2026-06-10
   days on market $305,000 Active 84 DOM
6. 2026-06-09
   days on market $305,000 Active 83 DOM
7. 2026-06-08
   days on market $305,000 Active 82 DOM
8. 2026-06-07
   days on market $305,000 Active 81 DOM
9. 2026-06-03
   days on market $305,000 Active 77 DOM
10. 2026-06-03
    days on market $305,000 Active 76 DOM
11. 2026-06-01
    days on market $305,000 Active 75 DOM
12. 2026-05-31
    days on market $305,000 Active 74 DOM
13. 2026-05-31
    days on market $305,000 Active 73 DOM
14. 2026-05-13
    price $305,000
15. 2026-04-09
    price $309,000
16. 2026-03-19
    listed $312,000 Active
17. 2017-02-09
    soldstatus Sold 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2017-02-09
    soldstatus

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2017-01-28
    status Under Contract 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

20. 2017-01-20
    listed $172,500 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

21. 2015-03-04
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

22. 2014-12-31
    listed $145,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

23. 2014-05-31
    historical
24. 2013-11-13
    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: $1,947 · $162/mo
• Expected delta: +$583/yr (+$49/mo · 42.7%)

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

Taxation est. · year 1

• Rental income: $23,425
• − Mortgage interest: −$16,525
• − Property taxes: −$1,364
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$3,000
• − Depreciation: −$8,582
• Taxable loss: −$11,268
• Est. tax savings @ 24.0%: +$2,704
• After-tax cash flow: $-3,193/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

11 events — show timeline

• 2026-05-13 Price Changed $305,000 WFRMLS
• 2026-04-09 Price Changed $309,000 WFRMLS
• 2026-03-19 Listed $312,000 WFRMLS
• 2017-02-09 Sold (Public Records) — Public Records
• 2017-02-09 Sold (MLS) — WFRMLS
• 2017-01-28 Pending — WFRMLS
• 2017-01-20 Listed $172,500 WFRMLS
• 2015-03-04 Sold (MLS) — WFRMLS
• 2014-12-31 Listed $145,900 WFRMLS
• 2014-05-31 Listing Removed — WFRMLS
• 2013-11-13 Listed $149,900 WFRMLS

Property tax history

+4.4%/yr

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