1763 N Blaze Ln · Saratoga Springs, UT 84045

$449,900

4 bd · 3.5 ba · 2,280 sqft · Other public records · 104 Days on market

Built 2023 1,306 sqft lot $222/mo HOA · 8% 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 +6.0/30.0
• 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 +0.4/10.0

Listing remarks

Welcome to Wildflower in Saratoga Springs-where low-maintenance living meets resort-style perks. This 4-bedroom, 3.5-bath townhome offers 2,300 square feet of well-designed space, including a 100% builder-finished basement that adds serious flexibility for guests, a home office, gym, or second living area. Clean lines, functional layout, and room to actually live. Wildflower residents enjoy a private, gated clubhouse with pool, plus exclusive access to a massive private reservoir featuring beach access, pickleball courts, and more-vacation vibes without leaving the neighborhood. Seller is offering 3% of the purchase price toward the buyer's closing costs, and a 2.75% interest rate product m

Key facts

• Pickleball courts
• Beach access
• $222 HOA

Tags

• BUILDER-FINISHED BASEMENT
• PRIVATE GATED CLUBHOUSE
• EXCLUSIVE ACCESS TO RESERVOIR
• BEACH ACCESS
• PICKLEBALL COURTS

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee $222 monthly; Community amenities: pool, clubhouse, playground, picnic area, hiking trails, biking trails

Exterior

• Parking: Attached garage; 2 covered parking spaces; 2 total parking spaces; 2 garage spaces
• Utilities: Natural gas available; Electricity available; Water available; Sewer available
• Home design: Townhouse (row-mid); Built/standing
• Construction: Home warranty included
• Exterior features: Private fenced pool; Full landscaping

Interior

• Kitchen: Free-standing range/oven; Refrigerator
• Bathrooms: 3 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Electric heating; Heating present
• Interior features: Primary bathroom; Free-standing range/oven; Blinds
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Full finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $450k.

Deal economics

• At list price, monthly cash flow is $-853 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (41.6% below list).
• Recommended offer: $263k (41.6% 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: Black Ridge School (math 39% / reading 52%, grade D-, #226 of 585 statewide, top 40%, 1,191 students, 12% 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; 24 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 $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($409k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $262,797 (41.6% 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 104 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: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 14.3

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: 18.0%
• Equity multiple: 2.47×
• Total profit: $184,630
• Equity at exit: $405,306

10-year hold

• IRR: 16.5%
• Equity multiple: 5.57×
• Total profit: $575,238
• Equity at exit: $874,057

Cash invested: $125,972 (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: 14.3×

Monthly cashflow live

• Estimated rent: $2,628 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$187
• HOA: −$222
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-853

Break-even live

Break-even rent $3,708

Max offer price $299,206

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1974 N Red Yearling Dr Saratoga Springs, UT	3.0	2.5	2100	$2,495	$1.19	19d	1	0.32mi
1316 Calypso Ln Saratoga Springs, UT	3.0–4.0	2.0–3.0	1962	$2,755	$1.40	2d	13	0.41mi
2042 Golden Ruby Dr Eagle Mountain, UT	4.0	3.5	2100	$2,495	$1.19	23d	1	0.50mi
2162 N Cloverleaf Way Saratoga Springs, UT	4.0	2.5	2500	$2,550	$1.02	14d	1	0.52mi
2031 Golden Ruby Dr Eagle Mountain, UT	3.0	2.5	2458	$2,700	$1.10	21d	1	0.53mi
1386 W Sharry Baby Dr Saratoga Springs, UT	4.0	2.5	2004	$2,095	$1.05	2d	1	0.55mi
1514 W Bright Eyes Ln Saratoga Springs, UT	3.0	2.5	1714	$2,300	$1.34	23d	1	0.71mi
1508 Charmer Ln Eagle Mountain, UT	4.0	2.5	1831	$2,550	$1.39	14d	1	0.71mi
1545 Bravo Dr Eagle Mountain, UT	4.0	2.5	1831	$2,500	$1.37	14d	1	0.74mi
1642 W Blue Flax Dr Saratoga Springs, UT	4.0	2.5	1831	$3,000	$1.64	23d	1	0.86mi
1688 Blue Flax Dr Eagle Mountain, UT	4.0	2.5	2450	$2,800	$1.14	14d	1	0.91mi
2548 N Yarrow Cir Saratoga Springs, UT	3.0	2.5	2511	$2,499	$1.00	23d	1	1.12mi
1558 Banner Dr Saratoga Springs, UT	4.0	2.5	2400	$2,150	$0.90	14d	1	1.12mi
1547 Banner Dr Saratoga Springs, UT	4.0	2.5	2413	$2,150	$0.89	23d	1	1.14mi
4536 E Hurstbourne Dr Eagle Mountain, UT	4.0	3.5	2350	$2,125	$0.90	2d	1	1.16mi
1632 N Apache Rd Saratoga Springs, UT	3.0	2.5	2262	$2,195	$0.97	2d	1	1.16mi
2676 N Blue Dawn Ln Saratoga Springs, UT	3.0	2.0	2280	$2,250	$0.99	2d	1	1.17mi
2613 N Snowberry Dr Saratoga Springs, UT	4.0	2.5	3180	$3,300	$1.04	2d	1	1.20mi
9337 N Tampa Dr Unit B Eagle Mountain, UT	3.0	2.5	2050	$2,200	$1.07	23d	1	1.24mi
4365 E Longleaf Ln Eagle Mountain, UT	3.0	3.5	1900	$2,025	$1.07	14d	1	1.25mi
2697 N Snowberry Dr Saratoga Springs, UT	3.0	2.5	2569	$2,695	$1.05	2d	1	1.30mi
2867 N Blue Dawn Ln Saratoga Springs, UT	3.0	2.5	2280	$2,250	$0.99	2d	1	1.42mi
803 N Hilltop Dr Lehi, UT	4.0	3.5	2408	$500	$0.21	23d	1	1.45mi
732 N Banner Dr Saratoga Springs, UT	3.0	2.5	2293	$2,200	$0.96	23d	1	1.47mi

HOA detail

• Monthly dues: $222 · $2,664/yr
• Likely covers: poolgymsecurity

Listing history 13 events

1. 2026-06-09
   status $449,900 Under Contract 104 DOM
2. 2026-06-08
   days on market $449,900 Active 104 DOM
3. 2026-06-07
   pricedays on market $449,900 Active 103 DOM
4. 2026-06-03
   days on market $459,900 Active 99 DOM
5. 2026-06-03
   days on market $459,900 Active 98 DOM
6. 2026-06-01
   days on market $459,900 Active 97 DOM
7. 2026-05-31
   days on market $459,900 Active 96 DOM
8. 2026-05-31
   days on market $459,900 Active 95 DOM
9. 2026-05-10
   status Active
10. 2026-04-17
    historical Backup
11. 2026-02-24
    listed $459,900 Active
12. 2025-11-21
    historical $825
13. 2025-11-07
    listed $825

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $2,969 · $247/mo
• Expected delta: +$1,045/yr (+$87/mo · 54.3%)

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

Taxation est. · year 1

• Rental income: $31,536
• − Mortgage interest: −$25,201
• − Property taxes: −$1,924
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − HOA: −$2,664
• − Depreciation: −$13,088
• Taxable loss: −$18,637
• Est. tax savings @ 24.0%: +$4,473
• After-tax cash flow: $-5,764/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 events — show timeline

• 2026-05-10 Relisted — WFRMLS
• 2026-04-17 Contingent — WFRMLS
• 2026-02-24 Listed $459,900 WFRMLS
• 2025-11-21 Rental Removed $825 TURBOTENANT
• 2025-11-07 Listed for Rent $825 TURBOTENANT

Property tax history

+14.4%/yr

Latest (2025): $1,924 · -0.7% YoY. Source: county tax records.