971 E Citadel Ln · Saratoga Springs, UT 84045

$399,800

3 bd · 3.0 ba · 1,569 sqft · Townhouse public records · 73 Days on market

Built 2023 871 sqft lot $123/mo HOA · 5% of rent ↓ 4% 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 +6.3/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.6/10.0

Listing remarks

4% INTEREST RATE for 5 YEARS! Beautifully maintained townhome in the heart of Saratoga Springs featuring an open-concept floor plan and thoughtful upgrades throughout. The owners have added custom touches, including stylish paneling and expanded cabinetry, creating both character and additional functionality. This townhome offers a bright, inviting layout that's perfect for everyday living and entertaining. Located in a highly desirable community with excellent amenities and close to shopping, dining, and outdoor recreation, it's an ideal opportunity for a first-time buyer or anyone looking for a low-maintenance lifestyle in a great area.

Key facts

• Excellent amenities
• Custom touches
• Expanded cabinetry

Tags

• OPEN-CONCEPT FLOOR PLAN
• CUSTOM TOUCHES
• EXPANDED CABINETRY
• BRIGHT INVITING LAYOUT
• EXCELLENT AMENITIES
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Zoned Multi-Family (MR)
• HOA & community: Homeowners association with monthly fee; Association fee $123 monthly; Association amenities: clubhouse, pool, playground, picnic area, biking trails, snow removal, pets permitted; Managed by FCS Community Management; Subdivision: NORTHSHORE PLAT C-7

Exterior

• Parking: Covered parking; One total parking space; One garage space (attached to property)
• Security: Alarm system
• Utilities: Natural gas connected; Electricity connected; Public sewer (connected); Culinary water connected
• Home design: Townhouse (row-mid); Residential use; Faces south; Has a view
• Construction: Stucco and cement siding exterior; Asphalt roof; Built / standing
• Exterior features: Double-pane windows; Mountain view; Curb and gutter; Paved roads; Sidewalks; Full landscaping; Flat terrain

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: One main-level bedroom; Primary bedroom on 3rd floor
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bath; Garbage disposal; Gas range / free standing range/oven
• Laundry & utility: Washer and dryer included; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $400k.

Deal economics

• At list price, monthly cash flow is $-703 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (42.4% below list).
• Recommended offer: $230k (42.4% 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; 1185 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 73 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,326 (42.4% 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 73 days. Have you received any prior offers? Is the seller open to a 42% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.58% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 14.5

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: 18.4%
• Equity multiple: 2.50×
• Total profit: $167,590
• Equity at exit: $360,172

10-year hold

• IRR: 16.8%
• Equity multiple: 5.63×
• Total profit: $518,834
• Equity at exit: $776,723

Cash invested: $111,944 (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: 1185
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,303 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$137 /mo · $1,639/yr
• Insurance: −$167
• HOA: −$123
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-703

Break-even live

Break-even rent $3,193

Max offer price $275,586

Occupancy floor —

Sensitivity live

Price	-10% $-477	-5% $-590	+0% $-703	+5% $-816	+10% $-929
Rent	-10% $-885	-5% $-794	+0% $-703	+5% $-612	+10% $-521
Rate	-1.0pp $-502	-0.5pp $-601	base $-703	+0.5pp $-807	+1.0pp $-912

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: $99,950
• Closing costs: $11,994
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
982 E Drifter Ln Saratoga Springs, UT	3.0	3.0	1508	$2,250	$1.49	24d	1	0.02mi
967 E Drifter Ln Saratoga Springs, UT	3.0	2.0	1399	$2,200	$1.57	15d	1	0.05mi
986 Manifest Ln #2110 Saratoga Springs, UT	3.0	2.0	1600	$2,200	$1.38	24d	1	0.06mi
243 N Portside Ln Saratoga Springs, UT	3.0	2.0	1399	$2,150	$1.54	15d	1	0.10mi
1077 E Jack Dr Saratoga Springs, UT	4.0	3.5	2200	$2,500	$1.14	4d	1	0.12mi
1033 E Bearing Dr Saratoga Springs, UT	1.0–3.0	1.0–2.0	1070	$1,903	$1.78	4d	25	0.13mi
487 N Scuttlebutt Ln Saratoga Springs, UT	3.0	2.5	2187	$2,190	$1.00	4d	1	0.21mi
38 N Heading Ct Unit 1 Saratoga Springs, UT	3.0	2.0	1455	$1,895	$1.30	22d	1	0.40mi
1149 E Hatch Row Saratoga Springs, UT	4.0	3.0	1967	$2,395	$1.22	15d	1	0.45mi
251 N Riverside Dr Saratoga Springs, UT	4.0	2.5	1587	$2,250	$1.42	15d	1	0.98mi
1848 W 700 S Lehi, UT	3.0	2.5	1636	$2,349	$1.44	4d	1	1.09mi
39 S Baker Spring Cv Saratoga Springs, UT	4.0	2.5	1800	$2,400	$1.33	22d	1	1.09mi
138 E Crown Point Dr Saratoga Springs, UT	4.0	2.5	2044	$2,550	$1.25	4d	1	1.22mi
268 E Wren Hill Ln Saratoga Springs, UT	3.0	2.5	2200	$2,095	$0.95	4d	1	1.29mi
68 S Willow Circle Loop Unit B Lehi, UT	3.0	2.0	1285	$1,625	$1.26	24d	1	1.38mi
28 S Willow Circle Loop Lehi, UT	3.0	2.0	1285	$1,550	$1.21	24d	2	1.40mi
36 N 2000 W Lehi, UT	3.0	3.0	1629	$2,250	$1.38	22d	1	1.48mi

HOA detail

• Monthly dues: $123 · $1,476/yr

Listing history 20 events

1. 2026-06-21
   days on market $399,800 Active 73 DOM
2. 2026-06-18
   days on market $399,800 Active 70 DOM
3. 2026-06-17
   days on market $399,800 Active 69 DOM
4. 2026-06-16
   days on market $399,800 Active 68 DOM
5. 2026-06-15
   days on market $399,800 Active 67 DOM
6. 2026-06-14
   days on market $399,800 Active 65 DOM
7. 2026-06-13
   days on market $399,800 Active 64 DOM
8. 2026-06-10
   days on market $399,800 Active 62 DOM
9. 2026-06-09
   days on market $399,800 Active 61 DOM
10. 2026-06-08
    days on market $399,800 Active 60 DOM
11. 2026-06-07
    days on market $399,800 Active 59 DOM
12. 2026-06-03
    days on market $399,800 Active 55 DOM
13. 2026-06-03
    remarks 646-char remark
14. 2026-06-03
    pricedays on market $399,800 Active 54 DOM
15. 2026-06-01
    days on market $399,900 Active 53 DOM
16. 2026-05-31
    days on market $399,900 Active 52 DOM
17. 2026-05-31
    days on market $399,900 Active 51 DOM
18. 2026-05-03
    price $399,900
19. 2026-04-20
    price $409,000
20. 2026-04-10
    listed $414,900 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: $1,639 · $137/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$1,000/yr (+$83/mo · 61.0%)

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

Taxation est. · year 1

• Rental income: $27,639
• − Mortgage interest: −$22,395
• − Property taxes: −$1,639
• − Insurance: −$1,999
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$1,476
• − Depreciation: −$11,631
• Taxable loss: −$15,922
• Est. tax savings @ 24.0%: +$3,821
• After-tax cash flow: $-4,616/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

-3.6% since first listed

3 events — show timeline

• 2026-05-03 Price Changed $399,900 WFRMLS
• 2026-04-20 Price Changed $409,000 WFRMLS
• 2026-04-10 Listed $414,900 WFRMLS

Property tax history

-1.9%/yr

Latest (2025): $1,639 · -1.9% YoY. Source: county tax records.