782 N Pratt Ln #202 · Saratoga Springs, UT 84045

$300,000

3 bd · 2.0 ba · 1,337 sqft · Condo public records · 176 Days on market

Built 2025 $287/mo HOA · 15% of rent ↓ 5% since listing

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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 +6.2/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0

Listing remarks

This is a Short Sale. Discover modern living at its best in this brand-new Edge Homes condo featuring 3 spacious bedrooms, 2 bathrooms, and a 1-car garage with windows. Thoughtfully designed with an open-concept layout, this home showcases beautiful finishes, abundant natural light, and a contemporary kitchen perfect for entertaining or relaxing. Enjoy sweeping views that set this unit apart from others in the community-an ideal backdrop for both morning coffee and evening sunsets. The primary suite offers a serene retreat with a walk-in closet and private bath, while two additional bedrooms provide flexible space for guests, a home office, or hobbies. Close to shopping, dining, parks, and

Key facts

• Contemporary kitchen
• Walk-in closet
• Private bath

Tags

• OPEN-CONCEPT LAYOUT
• CONTEMPORARY KITCHEN
• SWEEPING VIEWS
• WALK-IN CLOSET
• PRIVATE BATH
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association (FCS Community) with a monthly fee of $287; HOA covers grounds maintenance, sewer, trash and water; Community amenities include clubhouse, fitness center, pool, playground, biking and hiking trails, snow removal and general maintenance; pets permitted

Exterior

• Parking: Attached garage; Total of 2 parking spaces (1 garage space, 1 covered/open space); Secured parking
• Security: Secured parking
• Utilities: Natural gas connected; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Condo, middle level; Faces south; Residential use; Multi-family zoning; ENERGY STAR Certified Home
• Construction: Brick and stucco construction; Built and currently standing
• Exterior features: Double-pane windows; Exterior lighting; Secured parking; Gunite in-ground private pool; Asphalt roof; Curb and gutter, paved roads and sidewalks; Automatic full sprinklers; Mountain view; Full landscaping

Interior

• Kitchen: Portable dishwasher; Microwave; Range hood
• Bedrooms: Three main-level bedrooms; Primary bedroom on the 1st floor
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas central heating (≥95% efficiency); Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Silestone countertops; Blinds on windows
• 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 $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (34.5% below list).
• Recommended offer: $197k (34.5% 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: 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; 17 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 $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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,609 (34.5% 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 176 days. Have you received any prior offers? Is the seller open to a 34% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.90%
• DSCR: 0.65
• GRM: 12.7

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: 18.1%
• Equity multiple: 2.47×
• Total profit: $123,748
• Equity at exit: $270,264

10-year hold

• IRR: 16.5%
• Equity multiple: 5.57×
• Total profit: $383,934
• Equity at exit: $582,834

Cash invested: $84,000 (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: 12.7×

Monthly cashflow live

• Estimated rent: $1,966 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$125
• HOA: −$287
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-553

Break-even live

Break-even rent $2,666

Max offer price $202,357

Occupancy floor —

Sensitivity live

Price	-10% $-383	-5% $-468	+0% $-553	+5% $-638	+10% $-723
Rent	-10% $-708	-5% $-630	+0% $-553	+5% $-475	+10% $-397
Rate	-1.0pp $-402	-0.5pp $-476	base $-553	+0.5pp $-630	+1.0pp $-710

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
753 Favreau Ln Unit U-301 Saratoga Springs, UT	3.0	2.0	1389	$1,895	$1.36	3d	1	0.03mi
731 N Bennedict Dr Saratoga Springs, UT	2.0	1.0	1111	$1,500	$1.35	19d	1	0.20mi
1816 W Eaglewood Dr #301 Saratoga Springs, UT	3.0	2.0	1300	$1,800	$1.38	22d	1	0.61mi
1776 W Newcastle Ln Eagle Mountain, UT	3.0	2.0	1272	$1,495	$1.18	3d	1	0.67mi
1833 W Terra Vista Ln Eagle Mountain, UT	3.0	2.0	1272	$1,450	$1.14	3d	1	0.68mi
4282 Parnell Ln Eagle Mountain, UT	3.0	2.5	1505	$1,695	$1.13	3d	3	0.83mi
8178 N Broken Spoke Ln Eagle Mountain, UT	3.0	2.5	1550	$1,720	$1.11	3d	2	0.98mi
8172 Broken Spoke Ln Eagle Mountain, UT	3.0	2.5	1701	$1,695	$1.00	3d	1	0.99mi
3507 Bay Ct Eagle Mountain, UT	3.0	1.0	1450	$1,600	$1.10	15d	1	1.23mi
3585 Rock Creek Rd Unit E8 Eagle Mountain, UT	3.0	2.0	1350	$1,600	$1.19	24d	1	1.33mi
1514 W Bright Eyes Ln Saratoga Springs, UT	3.0	2.5	1714	$2,300	$1.34	24d	1	1.37mi
1642 W Blue Flax Dr Saratoga Springs, UT	4.0	2.5	1831	$3,000	$1.64	24d	1	1.38mi
1508 Charmer Ln Eagle Mountain, UT	4.0	2.5	1831	$2,550	$1.39	15d	1	1.41mi
1545 Bravo Dr Eagle Mountain, UT	4.0	2.5	1831	$2,500	$1.37	15d	1	1.41mi
3478 E Ridge Rte Rd Eagle Mountain, UT	3.0	2.0	1298	$1,495	$1.15	3d	1	1.43mi
3397 E Ridge Rte Rd Eagle Mountain, UT	3.0	2.0	1218	$1,415	$1.16	3d	1	1.48mi
8084 N Ridge Loop E Eagle Mountain, UT	3.0	2.0	1261	$1,550	$1.23	24d	1	1.48mi

HOA detail condo

• Monthly dues: $287 · $3,444/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $300,000 Active 176 DOM
2. 2026-06-17
   days on market $300,000 Active 175 DOM
3. 2026-06-16
   days on market $300,000 Active 174 DOM
4. 2026-06-15
   days on market $300,000 Active 173 DOM
5. 2026-06-14
   days on market $300,000 Active 171 DOM
6. 2026-06-13
   days on market $300,000 Active 170 DOM
7. 2026-06-10
   days on market $300,000 Active 168 DOM
8. 2026-06-09
   days on market $300,000 Active 167 DOM
9. 2026-06-08
   days on market $300,000 Active 166 DOM
10. 2026-06-07
    days on market $300,000 Active 165 DOM
11. 2026-06-03
    days on market $300,000 Active 161 DOM
12. 2026-06-03
    days on market $300,000 Active 160 DOM
13. 2026-06-01
    days on market $300,000 Active 159 DOM
14. 2026-05-31
    days on market $300,000 Active 158 DOM
15. 2026-05-31
    days on market $300,000 Active 157 DOM
16. 2026-05-01
    price $300,000
17. 2026-03-19
    price $302,400
18. 2025-12-24
    listed $315,000 Active

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$531/yr (+$44/mo · 36.7%)

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

Taxation est. · year 1

• Rental income: $23,593
• − Mortgage interest: −$16,805
• − Property taxes: −$1,449
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$3,444
• − Depreciation: −$8,727
• Taxable loss: −$12,106
• Est. tax savings @ 24.0%: +$2,906
• After-tax cash flow: $-3,727/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

-4.8% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $300,000 WFRMLS
• 2026-03-19 Price Changed $302,400 WFRMLS
• 2025-12-24 Listed $315,000 WFRMLS

Property tax history

+56.9%/yr

Latest (2025): $1,449 · +56.9% YoY. Source: county tax records.