Lease or Buy? - 2020 STI Base

Hi,

I am currently working with a Subaru dealership in the Bay Area on a 2020 STI Base model in Crystal White Pear with no options. Below is the breakdown cost of the vehicle:

2020 STI Base Crystal White Pearl no options:
Car Price: $34,399.00
Document Fee: $85.00
DMV Filing Fee: $30.00
Tire Fee: $8.75
DMV: $463.00
Sales Tax (CA Tax): $2,920.14
OTD: $37,905.89

My dilemma is either to Buy or Lease it.

If I were to BUY it below is roughly what I calculated using a few of the auto loan calculators:

Term: 60 months (5 years)
Sales Tax (CA Sales Tax): 8.25%
Interest Rate: 0.99% (Going through a local credit union that I have a savings account already with them)
Down Payment: $20,000
Monthly Payment: $246.00 - $295.00

As for LEASING below is the information that I got from the dealership:

MSRP: $37,895.00
Mileage: 10,000 miles a year
Residual %: 62.00%
Residual Value: $23,494.90
Initial Cap Cost: $34,399.00
Bank Fee in Cap: $595.00
Accessories: $30.00
Doc Fee: $85.00
Adjusted Cap Cost: $31,226.56
Term: 36 months (3 years)
Money Factor: 0.00155
Base Monthly Rental: $299.57
Monthly Use Tax: 8.50% ($25.46)
Total Monthly Payment: $325.03
License: $461.00
Total Cap Reduction: $3,797.44
Cap Reduct Tax: 8.50% ($322.78)
Cash Down: $5,000.00
Total Working Cash: $5,000.00
Drive Off: $5,000.00

The reason I want to lease this vehicle for 3 years is that I know the new STI will be coming out sometime in 2021 or after. By the time the new STI has come out once my lease ends after the 3 years. I plan on getting the new STI. I know that I could purchase this 2020 STI and sell it after the new STI has come out.

I would really like to get some input and feedback from the community.

Thank you,