2031 N Golden Ruby Dr E · Saratoga Springs, UT 84045

$469,996

4 bd · 2.5 ba · 2,458 sqft · SingleFamily public records · 61 Days on market

Built 2024 4,356 sqft lot $120/mo HOA · 5% of rent

---

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 +6.2/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.5/10.0

Listing remarks

Basically a brand new home with plenty of upgrades. Yard and automatic plans to name a few. Private Wildflower Lake/amenities access. This house provides one of the best views in the entire city~ come check it out for yourself! Open floor plan * Priced to sell! Seller willing to contribute to closing costs.

Key facts

• Trails nearby
• Lake nearby
• Unfinished basement

Tags

• OPEN LAYOUT
• SPACIOUS PRIMARY SUITE
• UNFINISHED BASEMENT
• TRAILS NEARBY
• LAKE NEARBY
• PARKS NEARBY

Property features AI

Finance

• Other: Zoned for single-family use; Subdivision: THE VALLEY AT WILDFL
• HOA & community: Homeowners association with a $120 monthly fee; HOA amenities include pet-friendly policy, picnic area, and playground

Exterior

• Parking: Total of 6 parking spaces; 2-car garage; 4 open parking spaces; 2 covered parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Two-story single-family home; Built and standing
• Construction: Stucco exterior; Asphalt roof; Full basement (approximately 25% finished)
• Exterior features: Corner lot; Flat terrain

Interior

• Bedrooms: Primary bedroom located on the 2nd floor
• Bathrooms: 2 full bathrooms; 1 partial/half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Blinds on the windows; Full windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-854 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (43.5% below list).
• Recommended offer: $265k (43.5% 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: Harvest School (math 56% / reading 51%, grade C, #122 of 585 statewide, top 21%, 1,046 students, 15% 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; 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).

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $47k 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 ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($442k) is reasonable based on typical stale-listing flexibility.

Recommended offer $265,365 (43.5% 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 61 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 14.8

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: $195,391
• Equity at exit: $423,410

10-year hold

• IRR: 16.7%
• Equity multiple: 5.61×
• Total profit: $606,719
• Equity at exit: $913,099

Cash invested: $131,599 (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: 14.8×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$2,465
• Tax from tax record: −$170 /mo · $2,037/yr
• Insurance: −$196
• HOA: −$120
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-854

Break-even live

Break-even rent $3,735

Max offer price $319,155

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: $117,499
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2031 Golden Ruby Dr Eagle Mountain, UT	3.0	2.5	2458	$2,700	$1.10	21d	1	0.02mi
2042 Golden Ruby Dr Eagle Mountain, UT	4.0	3.5	2100	$2,495	$1.19	23d	1	0.03mi
1386 W Sharry Baby Dr Saratoga Springs, UT	4.0	2.5	2004	$2,095	$1.05	2d	1	0.08mi
1316 Calypso Ln Saratoga Springs, UT	3.0–4.0	2.0–3.0	1962	$2,755	$1.40	2d	13	0.14mi
1508 Charmer Ln Eagle Mountain, UT	4.0	2.5	1831	$2,550	$1.39	14d	1	0.22mi
1514 W Bright Eyes Ln Saratoga Springs, UT	3.0	2.5	1714	$2,300	$1.34	23d	1	0.23mi
1545 Bravo Dr Eagle Mountain, UT	4.0	2.5	1831	$2,500	$1.37	14d	1	0.25mi
1642 W Blue Flax Dr Saratoga Springs, UT	4.0	2.5	1831	$3,000	$1.64	23d	1	0.39mi
1688 Blue Flax Dr Eagle Mountain, UT	4.0	2.5	2450	$2,800	$1.14	14d	1	0.42mi
1974 N Red Yearling Dr Saratoga Springs, UT	3.0	2.5	2100	$2,495	$1.19	18d	1	0.58mi
2162 N Cloverleaf Way Saratoga Springs, UT	4.0	2.5	2500	$2,550	$1.02	14d	1	0.63mi
4536 E Hurstbourne Dr Eagle Mountain, UT	4.0	3.5	2350	$2,125	$0.90	2d	1	1.09mi
4365 E Longleaf Ln Eagle Mountain, UT	3.0	3.5	1900	$2,025	$1.07	14d	1	1.12mi
9337 N Tampa Dr Unit B Eagle Mountain, UT	3.0	2.5	2050	$2,200	$1.07	23d	1	1.14mi
1558 Banner Dr Saratoga Springs, UT	4.0	2.5	2400	$2,150	$0.90	14d	1	1.16mi
2676 N Blue Dawn Ln Saratoga Springs, UT	3.0	2.0	2280	$2,250	$0.99	2d	1	1.18mi
1547 Banner Dr Saratoga Springs, UT	4.0	2.5	2413	$2,150	$0.89	23d	1	1.19mi
2548 N Yarrow Cir Saratoga Springs, UT	3.0	2.5	2511	$2,499	$1.00	23d	1	1.26mi
2613 N Snowberry Dr Saratoga Springs, UT	4.0	2.5	3180	$3,300	$1.04	2d	1	1.29mi
2697 N Snowberry Dr Saratoga Springs, UT	3.0	2.5	2569	$2,695	$1.05	2d	1	1.39mi
2867 N Blue Dawn Ln Saratoga Springs, UT	3.0	2.5	2280	$2,250	$0.99	2d	1	1.39mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 19 events

1. 2026-06-18
   days on market $469,996 Active 61 DOM
2. 2026-06-17
   pricedays on market $469,996 Active 60 DOM
3. 2026-06-16
   days on market $469,997 Active 59 DOM
4. 2026-06-15
   days on market $469,997 Active 58 DOM
5. 2026-06-14
   days on market $469,997 Active 56 DOM
6. 2026-06-13
   days on market $469,997 Active 55 DOM
7. 2026-06-10
   remarks 309-char remark
8. 2026-06-10
   pricedays on market $469,997 Active 53 DOM
9. 2026-06-09
   days on market $469,998 Active 52 DOM
10. 2026-06-08
    days on market $469,998 Active 51 DOM
11. 2026-06-07
    days on market $469,998 Active 50 DOM
12. 2026-06-03
    days on market $469,998 Active 46 DOM
13. 2026-06-03
    days on market $469,998 Active 45 DOM
14. 2026-06-01
    days on market $469,998 Active 44 DOM
15. 2026-05-31
    days on market $469,998 Active 43 DOM
16. 2026-05-31
    remarks 220-char remark
17. 2026-05-31
    pricedays on market $469,998 Active 42 DOM
18. 2026-04-18
    listed $469,999 Active
19. 2025-02-28
    soldstatus

ⓘ 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: $2,037 · $170/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$1,065/yr (+$89/mo · 52.3%)

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

Taxation est. · year 1

• Rental income: $31,844
• − Mortgage interest: −$26,327
• − Property taxes: −$2,037
• − Insurance: −$2,350
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$1,440
• − Depreciation: −$13,673
• Taxable loss: −$19,078
• Est. tax savings @ 24.0%: +$4,579
• After-tax cash flow: $-5,668/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

2 events — show timeline

• 2026-04-18 Listed $469,999 WFRMLS
• 2025-02-28 Sold (Public Records) — Public Records