949 W Big Ben Ln Unit I 302 · Saratoga Springs, UT 84045

$299,500

3 bd · 2.0 ba · 1,232 sqft · Condo public records · 13 Days on market

Built 2022 $429/mo HOA · 21% 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 +5.5/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks

Experience elevated living in the highly sought after Wildflower Community of Saratoga Springs! Located in Building I, this top floor condo offers breathtaking mountain views and beautiful views of the nearby temple, creating the perfect backdrop for everyday living. The thoughtfully designed open-concept floor plan features a spacious great room, abundant natural light, a modern kitchen with ample cabinetry and counter space, and a comfortable dining area ideal for entertaining. The private primary suite provides a relaxing retreat, while additional bedrooms offer flexibility for guests, family, or a home office. Enjoy the convenience and privacy of top-floor living with no neighbors above

Key facts

• Top floor living
• Clubhouse
• Pickleball courts

Tags

• TOP FLOOR LIVING
• NO NEIGHBORS ABOVE
• MASTER PLANNED COMMUNITY
• CLUBHOUSE
• SWIMMING POOL
• PICKLEBALL COURTS

Property features AI

Finance

• HOA & community: Part of Wildflower Villa HOA; Monthly HOA fee; HOA fee includes sewer, trash and water; Community amenities: clubhouse, pool, playground, picnic area, biking and hiking trails, snow removal, pet rules (pets permitted)

Exterior

• Parking: Attached garage; Total 2 parking spaces (1 garage, 1 open/covered); Uncovered parking available
• Utilities: Natural gas connected; Electricity connected; Public sewer; Water (culinary) connected
• Home design: Condo, top-level unit; Built in 2022; Faces north; Residential use; Multi-family zoning
• Construction: Stone and cement siding; Asphalt roof; Built/standing condition
• Exterior features: Covered deck; Double-pane windows; Lake and mountain views; Landscaping: full; Private in-ground pool

Interior

• Kitchen: Microwave; Free-standing range/oven
• Bedrooms: Three main-level bedrooms; Primary bedroom on first floor
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Free-standing range/oven; Vaulted ceilings; Blinds and full window coverings; Microwave
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $-639 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (32.4% below list).
• Recommended offer: $187k (37.7% 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: Black Ridge School (math 39% / reading 52%, grade D-, #226 of 585 statewide, top 40%, 1,191 students, 12% FRL); Lake Mountain Middle (math 40% / reading 44%, grade D-, #58 of 138 statewide, top 43%, 1,412 students, 13% 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; 8 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $186,701 (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. 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: 0.68% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.14%
• DSCR: 0.59
• GRM: 12.3

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: 17.3%
• Equity multiple: 2.41×
• Total profit: $117,961
• Equity at exit: $269,813

10-year hold

• IRR: 15.9%
• Equity multiple: 5.43×
• Total profit: $371,108
• Equity at exit: $581,863

Cash invested: $83,860 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,571
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$125
• HOA: −$429
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-639

Break-even live

Break-even rent $2,834

Max offer price $186,701

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2273 N Elderberry Dr Unit 1387177P Saratoga Springs, UT	2.0	1.0	990	$1,951	$1.97	23d	1	0.69mi
241 W Ridge Rd Saratoga Springs, UT	3.0	2.0	1196	$1,650	$1.38	2d	1	1.00mi
1823 N Crest Rd Saratoga Springs, UT	3.0	2.0	1264	$1,650	$1.31	23d	1	1.02mi
157 W Springview Dr Unit 1 Saratoga Springs, UT	3.0	2.0	1250	$1,625	$1.30	23d	1	1.06mi
79 W Ridge Rd Saratoga Springs, UT	3.0	2.0	1200	$1,550	$1.29	2d	1	1.13mi
2153 Springtime Dr Unit Bedroom 1 Master Saratoga Springs, UT	3.0	2.0	1375	$900	$0.65	14d	1	1.15mi
414 W Peppergrass Way Saratoga Springs, UT	2.0	1.0	980	$1,700	$1.73	14d	1	1.22mi
753 Favreau Ln Unit U-301 Saratoga Springs, UT	3.0	2.0	1389	$1,895	$1.36	2d	1	1.46mi

HOA detail condo

• Monthly dues: $429 · $5,148/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $299,500 Active 13 DOM
2. 2026-06-17
   days on market $299,500 Active 12 DOM
3. 2026-06-16
   days on market $299,500 Active 11 DOM
4. 2026-06-15
   price $299,500 Active 10 DOM
5. 2026-06-15
   days on market $299,000 Active 10 DOM
6. 2026-06-14
   days on market $299,000 Active 8 DOM
7. 2026-06-13
   days on market $299,000 Active 7 DOM
8. 2026-06-10
   days on market $299,000 Active 5 DOM
9. 2026-06-09
   days on market $299,000 Active 4 DOM
10. 2026-06-08
    days on market $299,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $299,000 Active 2 DOM

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$607/yr (+$51/mo · 44.3%)

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

Taxation est. · year 1

• Rental income: $24,304
• − Mortgage interest: −$16,777
• − Property taxes: −$1,369
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$5,148
• − Depreciation: −$8,713
• Taxable loss: −$13,089
• Est. tax savings @ 24.0%: +$3,141
• After-tax cash flow: $-4,521/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

+0.0% since first listed

4 events — show timeline

• 2026-06-06 Listed $299,000 WFRMLS
• 2026-06-05 Listing Removed — WFRMLS
• 2026-06-04 Listed $299,000 WFRMLS
• 2023-05-25 Sold (Public Records) — Public Records

Property tax history

+28.9%/yr

Latest (2025): $1,369 · +1.3% YoY. Source: county tax records.