932 N Olson Dr · Saratoga Springs, UT 84045

$580,000

5 bd · 3.0 ba · 3,359 sqft · SingleFamily public records · 14 Days on market

Built 2024 4,791 sqft lot $104/mo HOA · 3% 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 +6.5/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.7/10.0

Listing remarks

This nearly new 5-bedroom home in the desirable Ridgehorne community offers the perfect blend of modern design, move-in-ready convenience, and future value. Unlike new construction, this home already includes completed finishes and immediate availability without the added expense and delays of building from scratch. The thoughtfully designed floor plan features a spacious primary suite with a private bath, dual-sink vanity, soaking tub, separate shower, and walk-in closet. The open-concept main living area is filled with natural light and showcases a beautiful kitchen with granite countertops, stainless steel appliances, a large center island, pantry, and ample cabinet space. Generously siz

Key facts

• Completed finishes
• Modern design
• Private bath

Tags

• MODERN DESIGN
• MOVE-IN-READY CONVENIENCE
• COMPLETED FINISHES
• SPACIOUS PRIMARY SUITE
• PRIVATE BATH
• DUAL-SINK VANITY

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association (monthly fee); HOA fee $104 monthly; HOA covers grounds maintenance; Community amenities include clubhouse, fitness center, pool, playground, biking and hiking trails, snow removal; pets permitted

Exterior

• Parking: Attached garage; Two total parking spaces; Two garage spaces; Two covered parking spaces
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Rambler/Ranch style; Single-family home; Built/standing condition
• Construction: Stone and stucco exterior; Asphalt roof
• Exterior features: Double-pane windows; Walkout basement access; Curb and gutter; Sidewalks; Partial automatic sprinkler system; Landscaping (partial)

Interior

• Kitchen: Portable dishwasher; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Primary bedroom on the first floor
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas central heating (≥95% efficiency); Central air conditioning
• Interior features: Primary bath; Walk-in closet; Garbage disposal; Great room; Granite countertops; Blinds on windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $580k.

Deal economics

• At list price, monthly cash flow is $-975 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $408k (29.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $331k (43.0% below list).
• Recommended offer: $331k (43.0% 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: Thunder Ridge School (math 38% / reading 41%, grade F, #332 of 585 statewide, top 58%, 1,051 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; 14 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).
• This rent runs 30% of the median local income ($130k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $62k of equity ($4k loan paydown + $58k 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 ~$100k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $330,658 (43.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.21%
• DSCR: 0.68
• GRM: 14.6

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: 18.7%
• Equity multiple: 2.51×
• Total profit: $246,012
• Equity at exit: $522,510

10-year hold

• IRR: 17.0%
• Equity multiple: 5.67×
• Total profit: $758,996
• Equity at exit: $1,126,812

Cash invested: $162,400 (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: 14.6×

Monthly cashflow live

• Estimated rent: $3,307 high
• Mortgage (P&I): −$3,042
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$242
• HOA: −$104
• Vacancy / Maint / Mgmt: −$694
• Net cashflow: $-975

Break-even live

Break-even rent $4,541

Max offer price $407,705

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: $145,000
• Closing costs: $17,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 N Sage Hill Dr Saratoga Springs, UT	5.0	3.5	4815	$3,975	$0.83	3d	1	0.04mi
1547 Banner Dr Saratoga Springs, UT	4.0	2.5	2413	$2,150	$0.89	23d	1	0.16mi
1482 W Russo Dr Saratoga Springs, UT	5.0	4.0	3700	$4,795	$1.30	14d	1	0.18mi
1558 Banner Dr Saratoga Springs, UT	4.0	2.5	2400	$2,150	$0.90	14d	1	0.19mi
4536 E Hurstbourne Dr Eagle Mountain, UT	4.0	3.5	2350	$2,125	$0.90	3d	1	0.43mi
8995 N Cornwall Way Eagle Mountain, UT	4.0	2.5	3500	$2,850	$0.81	23d	1	0.79mi
1331 W Quailhill Rd Saratoga Springs, UT	5.0	3.5	3640	$3,195	$0.88	14d	1	1.01mi
108 N Morning View Dr Saratoga Springs, UT	4.0	2.5	3376	$2,500	$0.74	14d	1	1.04mi
1467 W Holland Dr Saratoga Springs, UT	4.0	2.5	2344	$2,995	$1.28	19d	1	1.10mi
1531 W Stone Gate Dr Saratoga Springs, UT	5.0	3.5	3450	$3,650	$1.06	23d	1	1.15mi
1688 Blue Flax Dr Eagle Mountain, UT	4.0	2.5	2450	$2,800	$1.14	14d	1	1.27mi
724 W Blue Mountain Dr Saratoga Springs, UT	5.0	2.5	2600	$2,975	$1.14	14d	1	1.27mi
3818 E Rose Hearty Ln Eagle Mountain, UT	5.0	3.0	2696	$2,395	$0.89	3d	1	1.35mi
4366 E Willow Oak Way Eagle Mountain, UT	4.0	2.5	3231	$2,545	$0.79	3d	1	1.37mi

HOA detail

• Monthly dues: $104 · $1,248/yr

Listing history 11 events

1. 2026-06-18
   days on market $580,000 Active 14 DOM
2. 2026-06-17
   days on market $580,000 Active 13 DOM
3. 2026-06-16
   days on market $580,000 Active 12 DOM
4. 2026-06-15
   days on market $580,000 Active 11 DOM
5. 2026-06-14
   days on market $580,000 Active 9 DOM
6. 2026-06-13
   days on market $580,000 Active 8 DOM
7. 2026-06-10
   days on market $580,000 Active 6 DOM
8. 2026-06-09
   days on market $580,000 Active 5 DOM
9. 2026-06-08
   days on market $580,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $580,000 Active 3 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: $2,403 · $200/mo
• Projected year-2 tax: $3,828 · $319/mo
• Expected delta: +$1,425/yr (+$119/mo · 59.3%)

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

Taxation est. · year 1

• Rental income: $39,679
• − Mortgage interest: −$32,489
• − Property taxes: −$2,403
• − Insurance: −$2,900
• − Repairs & maintenance: −$3,174
• − Management: −$3,174
• − HOA: −$1,248
• − Depreciation: −$16,873
• Taxable loss: −$22,583
• Est. tax savings @ 24.0%: +$5,420
• After-tax cash flow: $-6,284/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

1 event — show timeline

• 2026-06-04 Listed $580,000 WFRMLS

Property tax history

+47.2%/yr

Latest (2025): $2,403 · +61.8% YoY. Source: county tax records.