106 N Heading Row · Saratoga Springs, UT 84045

$369,900

3 bd · 2.0 ba · 1,846 sqft · Other public records · 49 Days on market

Built 2020 871 sqft lot $123/mo HOA · 5% of rent ↓ 5% 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 +7.1/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0

Listing remarks

Fully permitted and FINISHED Crawl Space in Basement! This townhome feels 450 sq ft larger than any other home on the market! Located in a well-established neighborhood known for its convenient access to parks, schools, shopping, and outdoor recreation. Featuring * * new carpet, fresh paint, and new flooring * * throughout, the home is move-in ready with a bright and functional floor plan designed for both everyday living and entertaining. The kitchen offers ample cabinetry and counter space and flows easily into the main living areas, creating a warm and open atmosphere. Bedrooms are generously sized, including a spacious primary suite with a private bath. Large windows throughout brin

Key facts

• Ample counter space
• Ample cabinetry
• $123 HOA

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS TO PARKS
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• AMPLE CABINETRY
• AMPLE COUNTER SPACE

Property features AI

Finance

• HOA & community: Homeowners association (Advantage Management); Monthly association fee of $123; Community amenities: clubhouse, pool, playground, picnic area, biking trails

Exterior

• Parking: Attached garage; 2 garage spaces; 2 covered parking spaces; 4 open parking spaces; Total of 6 parking spaces; Uncovered parking
• Security: Fire alarm
• Utilities: Natural gas connected; Electricity connected; Public sewer connected; Culinary water connected
• Home design: Townhouse (row-mid); Built/standing
• Construction: Stucco and cement siding exterior; Asphalt roof; Full finished basement
• Exterior features: Double pane windows; Open porch; Porch; Mountain view; Curb & gutter; Full landscaping; Automatic full sprinkler system

Interior

• Kitchen: Microwave; Refrigerator; Gas oven
• Bedrooms: Primary bedroom on 2nd floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Fire alarm; Primary bath; Walk-in closet; Garbage disposal; Gas oven; Blinds
• Laundry & utility: Garbage disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $370k.

Deal economics

• At list price, monthly cash flow is $-679 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (37.7% below list).
• Recommended offer: $230k (37.7% 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: Dry Creek School (math 60% / reading 60%, grade B-, #52 of 585 statewide, top 10%, 1,127 students, 13% FRL); Willowcreek Middle (math 50% / reading 47%, grade C-, #35 of 138 statewide, top 26%, 1,746 students, 13% FRL); Lehi High (math 36% / reading 47%, grade F, #57 of 171 statewide, top 34%, 1,982 students, 12% FRL).
• Market conditions: Rents flat; 1175 active listings in the ZIP; 15 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($359k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,469 (37.7% 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 49 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.62% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 13.4

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $152,956
• Equity at exit: $333,235

10-year hold

• IRR: 16.6%
• Equity multiple: 5.58×
• Total profit: $474,746
• Equity at exit: $718,634

Cash invested: $103,572 (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: 13.4×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$154
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$123
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-679

Break-even live

Break-even rent $3,164

Max offer price $249,960

Occupancy floor —

Sensitivity live

Price	-10% $-470	-5% $-574	+0% $-679	+5% $-784	+10% $-888
Rent	-10% $-861	-5% $-770	+0% $-679	+5% $-588	+10% $-497
Rate	-1.0pp $-493	-0.5pp $-585	base $-679	+0.5pp $-775	+1.0pp $-872

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 N Heading Ct Unit 1 Saratoga Springs, UT	3.0	2.0	1455	$1,895	$1.30	22d	1	0.10mi
1149 E Hatch Row Saratoga Springs, UT	4.0	3.0	1967	$2,395	$1.22	15d	1	0.11mi
1033 E Bearing Dr Saratoga Springs, UT	1.0–3.0	1.0–2.0	1070	$1,903	$1.78	3d	25	0.22mi
243 N Portside Ln Saratoga Springs, UT	3.0	2.0	1399	$2,150	$1.54	15d	1	0.26mi
986 Manifest Ln #2110 Saratoga Springs, UT	3.0	2.0	1600	$2,200	$1.38	24d	1	0.30mi
1077 E Jack Dr Saratoga Springs, UT	4.0	3.5	2200	$2,500	$1.14	3d	1	0.30mi
982 E Drifter Ln Saratoga Springs, UT	3.0	3.0	1508	$2,250	$1.49	24d	1	0.33mi
967 E Drifter Ln Saratoga Springs, UT	3.0	2.0	1399	$2,200	$1.57	15d	1	0.33mi
487 N Scuttlebutt Ln Saratoga Springs, UT	3.0	2.5	2187	$2,190	$1.00	3d	1	0.51mi
251 N Riverside Dr Saratoga Springs, UT	4.0	2.5	1587	$2,250	$1.42	15d	1	1.20mi
1848 W 700 S Lehi, UT	3.0	2.5	1636	$2,349	$1.44	3d	1	1.21mi
39 S Baker Spring Cv Saratoga Springs, UT	4.0	2.5	1800	$2,400	$1.33	22d	1	1.22mi
268 E Wren Hill Ln Saratoga Springs, UT	3.0	2.5	2200	$2,095	$0.95	3d	1	1.29mi
138 E Crown Point Dr Saratoga Springs, UT	4.0	2.5	2044	$2,550	$1.25	3d	1	1.31mi
2297 E Hawthorne St Saratoga Springs, UT	3.0	2.5	1712	$2,300	$1.34	3d	1	1.46mi

HOA detail

• Monthly dues: $123 · $1,476/yr

Listing history 5 events

1. 2026-05-08
   status Under Contract
2. 2026-04-29
   price $369,900
3. 2026-04-20
   price $378,000
4. 2026-04-02
   price $379,900
5. 2026-03-20
   listed $390,000 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: $1,568 · $131/mo
• Projected year-2 tax: $2,441 · $203/mo
• Expected delta: +$873/yr (+$73/mo · 55.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 20 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: $27,656
• − Mortgage interest: −$20,720
• − Property taxes: −$1,568
• − Insurance: −$3,674
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − HOA: −$1,476
• − Depreciation: −$10,761
• Taxable loss: −$14,968
• Est. tax savings @ 24.0%: +$3,592
• After-tax cash flow: $-4,555/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

-5.2% since first listed

5 events — show timeline

• 2026-05-08 Pending — WFRMLS
• 2026-04-29 Price Changed $369,900 WFRMLS
• 2026-04-20 Price Changed $378,000 WFRMLS
• 2026-04-02 Price Changed $379,900 WFRMLS
• 2026-03-20 Listed $390,000 WFRMLS

Property tax history

+13.3%/yr

Latest (2025): $1,568 · -3.1% YoY. Source: county tax records.