51 W Ridge Rd · Saratoga Springs, UT 84045

$269,900

3 bd · 2.0 ba · 1,213 sqft · Condo public records · 20 Days on market

Built 2006 $340/mo HOA · 17% 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 +6.7/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.9/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Killer gym
• Unobstructed views
• Top-floor living

Tags

• TOP-FLOOR LIVING
• UNOBSTRUCTED VIEWS
• RECENTLY REMODELED CLUBHOUSE
• KILLER GYM

Property features AI

Finance

• Other: Has home warranty; Zoned single-family and multi-family; Subdivision: HILLCREST CONDO; Above-grade finished area reported
• HOA & community: Homeowners association with monthly fee of $340; HOA covers sewer, trash and water; Community clubhouse, fitness center, playground, pool, snow removal; pets permitted

Exterior

• Parking: Total 2 parking spaces; 1 garage space; 1 covered/open parking space
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary water
• Home design: Condo, top-level unit; Built/standing condition; Stone construction; Asphalt roof; Has view
• Construction: Stone exterior; Asphalt roof
• Exterior features: Balcony; Sliding glass doors; Sidewalks; Landscaping (full); Lake, mountain and valley views; Private gunite pool

Interior

• Kitchen: Microwave; Refrigerator; Free-standing range/oven
• Bedrooms: 3 bedrooms (primary on 1st floor)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas central); Central air conditioning
• Interior features: Primary bath; Walk-in closet; Free-standing range/oven; Vaulted ceilings; Blinds; Window coverings
• Laundry & utility: Electric dryer hookup; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (27.5% below list).
• Recommended offer: $193k (28.5% below list) — sets the bar for cash-flow.

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; 34 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,002 (28.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 11.5

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: 18.8%
• Equity multiple: 2.52×
• Total profit: $114,908
• Equity at exit: $243,147

10-year hold

• IRR: 17.0%
• Equity multiple: 5.66×
• Total profit: $352,164
• Equity at exit: $524,356

Cash invested: $75,572 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,956 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$112
• HOA: −$340
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-435

Break-even live

Break-even rent $2,507

Max offer price $193,002

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 W Ridge Rd Saratoga Springs, UT	3.0	2.0	1200	$1,550	$1.29	2d	1	0.05mi
1823 N Crest Rd Saratoga Springs, UT	3.0	2.0	1264	$1,650	$1.31	23d	1	0.16mi
241 W Ridge Rd Saratoga Springs, UT	3.0	2.0	1196	$1,650	$1.38	2d	1	0.20mi
2153 Springtime Dr Unit Bedroom 1 Master Saratoga Springs, UT	3.0	2.0	1375	$900	$0.65	14d	1	0.35mi
157 W Springview Dr Unit 1 Saratoga Springs, UT	3.0	2.0	1250	$1,625	$1.30	23d	1	0.36mi
830 N Canvasback Dr Lehi, UT	3.0	2.0	1311	$1,950	$1.49	21d	1	0.41mi
1093 3980 W Lehi, UT	3.0	2.0	1272	$1,625	$1.28	2d	1	0.44mi
3761 W 620 N Lehi, UT	3.0	2.0	1383	$2,295	$1.66	14d	1	0.55mi
4216 W 1530 N Unit BB304 Lehi, UT	3.0	2.0	1282	$1,650	$1.29	2d	1	0.64mi
848 N Old Ranch Rd Unit 1 Lehi, UT	3.0	2.0	1400	$2,250	$1.61	2d	1	0.66mi
1423 N 3830 W Unit B204 Lehi, UT	3.0	2.0	1272	$1,950	$1.53	2d	1	0.67mi
902 N Old Ranch Rd Lehi, UT	3.0	2.0	1400	$2,100	$1.50	23d	1	0.67mi
1451 N 3830 W #204 Lehi, UT	3.0	2.0	1272	$1,895	$1.49	23d	1	0.70mi
1424 N 3830 W Lehi, UT	3.0	2.0	1272	$1,850	$1.45	14d	1	0.70mi
1342 N 3650 W Unit W303 Eagle Mountain, UT	3.0	2.0	1300	$1,550	$1.19	2d	1	0.74mi
3722 W 1440 N Unit F202 Eagle Mountain, UT	3.0	2.0	1336	$1,495	$1.12	23d	1	0.77mi
1532 N Rosa Ln Saratoga Springs, UT	3.0	2.5	1367	$2,234	$1.63	23d	1	0.77mi
3637 W 1480 N Eagle Mountain, UT	3.0	2.0	1228	$1,899	$1.55	14d	1	0.83mi
1256 Commerce Dr Saratoga Springs, UT	1.0–3.0	1.0–2.0	1147	$1,759	$1.53	2d	15	0.89mi
4336 W 1850 N Unit L302 Lehi, UT	3.0	2.0	1272	$1,675	$1.32	14d	1	0.90mi
4064 W 1850 N #301 Lehi, UT	3.0	2.0	1285	$1,725	$1.34	2d	1	0.93mi
3956 W 1850 N #203 Lehi, UT	3.0	2.0	1275	$1,800	$1.41	23d	1	0.96mi
127 Jordan Ridge Blvd Saratoga Springs, UT	3.0	2.0	1278	$1,595	$1.25	2d	1	0.97mi
157 E Jordan Ridge Blvd #311 Saratoga Springs, UT	3.0	2.0	1255	$1,650	$1.31	19d	1	0.98mi
2273 N Elderberry Dr Unit 1387177P Saratoga Springs, UT	2.0	1.0	990	$1,951	$1.97	23d	1	1.02mi
3772 W 1850 N #102 Lehi, UT	3.0	2.0	1285	$1,900	$1.48	2d	1	1.02mi
414 W Peppergrass Way Saratoga Springs, UT	2.0	1.0	980	$1,700	$1.73	14d	1	1.17mi
3364 Hardman Way Lehi, UT	3.0	2.0	1500	$1,995	$1.33	23d	1	1.26mi
2277 N Sunmore Way Lehi, UT	2.0–3.0	2.5	1316	$2,469	$1.88	23d	1	1.27mi
1936 N 3410 W Lehi, UT	3.0	2.0	1272	$1,900	$1.49	21d	1	1.28mi
1886 3330 W Lehi, UT	3.0	2.0	1336	$2,000	$1.50	23d	1	1.29mi
1985 3330 W Unit B201 Lehi, UT	3.0	2.0	1233	$1,649	$1.34	2d	1	1.34mi
3647 W 2280 N Lehi, UT	3.0	2.0	1272	$1,695	$1.33	2d	1	1.40mi
4632 W Hudson Way Lehi, UT	3.0	1.0–2.0	921	$2,389	$2.59	2d	163	1.46mi

HOA detail condo

• Monthly dues: $340 · $4,080/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-14
   status Under Contract
2. 2026-04-24
   listed $269,900 Active
3. 2020-11-30
   soldstatus Sold 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

4. 2020-11-30
   soldstatus

   Show marketing remark (31 chars)

   There are no remarks available.

5. 2020-10-27
   historical Backup 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

6. 2020-10-20
   listed $233,000 Active 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

7. 2017-06-21
   soldstatus Sold 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

8. 2017-06-20
   soldstatus
9. 2017-05-17
   status Under Contract 31-char remark

   Show marketing remark (31 chars)

   There are no remarks available.

10. 2017-05-02
    listed $189,000 Active 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

11. 2013-09-09
    historical
12. 2013-05-24
    listed $134,900
13. 2007-08-01
    historical
14. 2006-05-05
    listed $134,900

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,781 · $148/mo
• Expected delta: +$431/yr (+$36/mo · 31.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 19 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: $23,469
• − Mortgage interest: −$15,119
• − Property taxes: −$1,350
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$4,080
• − Depreciation: −$7,852
• Taxable loss: −$10,036
• Est. tax savings @ 24.0%: +$2,409
• After-tax cash flow: $-2,815/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

+100.1% since first listed

14 events — show timeline

• 2026-05-14 Pending — WFRMLS
• 2026-04-24 Listed $269,900 WFRMLS
• 2020-11-30 Sold (Public Records) — Public Records
• 2020-11-30 Sold (MLS) — WFRMLS
• 2020-10-27 Contingent — WFRMLS
• 2020-10-20 Listed $233,000 WFRMLS
• 2017-06-21 Sold (MLS) — WFRMLS
• 2017-06-20 Sold (Public Records) — Public Records
• 2017-05-17 Pending — WFRMLS
• 2017-05-02 Listed $189,000 WFRMLS
• 2013-09-09 Listing Removed — WFRMLS
• 2013-05-24 Listed $134,900 WFRMLS
• 2007-08-01 Listing Removed — WFRMLS
• 2006-05-05 Listed $134,900 WFRMLS

Property tax history

+5.8%/yr

Latest (2025): $1,350 · -0.6% YoY. Source: county tax records.