3825 W 20 N · Hurricane, UT 84737

$279,900

3 bd · 2.0 ba · 1,316 sqft · Manufactured public records · 30 Days on market

Built 2006 5,227 sqft lot $80/mo HOA · 4% of rent

---

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).

• Cash flow +12.4/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in the desirable 55+ Lava Bluff community! Situated on one of the largest lots in the neighborhood, this well-maintained property offers space, comfort, and flexibility -- all complemented by breathtaking Pine Valley Mountain views. Enjoy the benefits of an owned NovuH2O water softener and a versatile workshop featuring 100 amp / 220 electric service, creating excellent potential for hobbies, storage, or possible ADU opportunities (buyer to verify local requirements). With generous outdoor space, stunning scenery, and thoughtful upkeep throughout, this home is a wonderful opportunity to enjoy easy living in a welcoming community.

Key facts

• 5,227 sq ft lot
• 3 parking spots
• Built 2006

Tags

• PINE VALLEY MOUNTAIN VIEWS
• OWNED NOVUH2O WATER SOFTENER
• WORKSHOP WITH 100 AMP ELECTRIC

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee of $80) — includes water; Community clubhouse; Pets permitted (with pet rules); Located in a senior community; Subdivision: Lava Bluff Mobile Home Park

Exterior

• Parking: Carport with 3 covered parking spaces (total 3 parking spaces)
• Utilities: Natural gas available; Electricity connected; Sewer connected; Culinary (municipal) water
• Home design: Manufactured home; Built/standing condition; Single-family use; Has a view
• Construction: Clapboard/Masonite siding; Asphalt roof; Slab foundation; Built/standing
• Exterior features: Double-pane windows; Outbuildings; Covered patio; Storm doors; Storage shed(s); Workbench; Workshop; Full fenced yard; Paved road access; Mountain view

Interior

• Kitchen: Free-standing range/oven; Microwave; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Primary bathroom; Walk-in closet; Garbage disposal; Free-standing range/oven; Vaulted ceilings; Blinds; Ceiling fan; Satellite dish; Owned water softener
• Laundry & utility: Electric dryer hookup; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $-45 ($-544/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (22.8% below list).
• Recommended offer: $216k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#163 in UT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Washington District (urban): math 42% / reading 45% proficiency, ranked #37 of 80 in UT (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coral Canyon School (math 28% / reading 33%, grade F, #432 of 585 statewide, top 74%, 565 students, 50% FRL); Tonaquint Intermediate (math 31% / reading 38%, grade F, #96 of 138 statewide, top 69%, 735 students, 42% FRL).
• Market conditions: Rents rising (+2.7%/yr); 1033 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Washington County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,111 (22.8% 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-48,929
• Equity at exit: $41,734

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-49,123
• Equity at exit: $24,201

Cash invested: $78,372 (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 84737

• Home prices YoY: -22.8%
• Rents YoY: 2.7%
• Active inventory: 1033
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$117
• HOA: −$80
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-45

Break-even live

Break-even rent $2,218

Max offer price $271,892

Occupancy floor 97%

Sensitivity live

Price	-10% $113	-5% $34	+0% $-45	+5% $-125	+10% $-204
Rent	-10% $-216	-5% $-131	+0% $-45	+5% $40	+10% $125
Rate	-1.0pp $96	-0.5pp $26	base $-45	+0.5pp $-118	+1.0pp $-192

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3851 W 200 N Hurricane, UT	3.0	2.0	1500	$2,125	$1.42	14d	1	0.37mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: waterelectric

Listing history 21 events

1. 2026-06-19
   days on market $279,900 Active 30 DOM
2. 2026-06-18
   days on market $279,900 Active 29 DOM
3. 2026-06-17
   days on market $279,900 Active 28 DOM
4. 2026-06-16
   days on market $279,900 Active 27 DOM
5. 2026-06-15
   days on market $279,900 Active 26 DOM
6. 2026-06-14
   days on market $279,900 Active 24 DOM
7. 2026-06-13
   days on market $279,900 Active 23 DOM
8. 2026-06-10
   days on market $279,900 Active 21 DOM
9. 2026-06-09
   days on market $279,900 Active 20 DOM
10. 2026-06-08
    days on market $279,900 Active 19 DOM
11. 2026-06-07
    days on market $279,900 Active 18 DOM
12. 2026-06-05
    days on market $279,900 Active 15 DOM
13. 2026-06-02
    days on market $279,900 Active 13 DOM
14. 2026-06-01
    days on market $279,900 Active 12 DOM
15. 2026-05-31
    days on market $279,900 Active 11 DOM
16. 2026-05-30
    days on market $279,900 Active 10 DOM
17. 2026-05-21
    listed $279,900 Active
18. 2026-05-19
    listed $279,900 Active 651-char remark

    Show marketing remark (651 chars)

    Charming home in the desirable 55+ Lava Bluff community! Situated on one of the largest lots in the neighborhood, this well-maintained property offers space, comfort, and flexibility -- all complemented by breathtaking Pine Valley Mountain views. Enjoy the benefits of an owned NovuH2O water softener and a versatile workshop featuring 100 amp / 220 electric service, creating excellent potential for hobbies, storage, or possible ADU opportunities (buyer to verify local requirements). With generous outdoor space, stunning scenery, and thoughtful upkeep throughout, this home is a wonderful opportunity to enjoy easy living in a welcoming community.

19. 2026-05-19
    listed $279,900 Active 651-char remark

    Show marketing remark (651 chars)

    Charming home in the desirable 55+ Lava Bluff community! Situated on one of the largest lots in the neighborhood, this well-maintained property offers space, comfort, and flexibility -- all complemented by breathtaking Pine Valley Mountain views. Enjoy the benefits of an owned NovuH2O water softener and a versatile workshop featuring 100 amp / 220 electric service, creating excellent potential for hobbies, storage, or possible ADU opportunities (buyer to verify local requirements). With generous outdoor space, stunning scenery, and thoughtful upkeep throughout, this home is a wonderful opportunity to enjoy easy living in a welcoming community.

20. 2015-06-23
    soldstatus
21. 2009-06-26
    soldstatus

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,847 · $154/mo
• Expected delta: +$789/yr (+$66/mo · 74.6%)

ⓘ 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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,933
• − Mortgage interest: −$15,679
• − Property taxes: −$1,058
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$960
• − Depreciation: −$8,143
• Taxable loss: −$5,455
• Est. tax savings @ 24.0%: +$1,309
• After-tax cash flow: $765/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: Washington District
• NCES district ID: 4901140
• Math proficiency: 42% ▼ -3.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $50,861
• Composite: 37.47/100
• National rank: #4408
• State rank: #37 of 80 in UT

Livability — Hurricane

• Score: 65/100
• State rank: #163
• US rank: #13530

Category grades

Amenities F Commute F Cost of living B- Crime B+ Employment B- Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hurricane, UT
• County: Washington County · 179,216 people
• City population: 24,359
• Metro: St. George, UT
• Population (ZIP): 24,359
• Household income: $75,545
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 382.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 193,324 people
• By 2030: 211,699 · +9.5%
• By 2040: 246,449 · +27.5%
• By 2050: 278,447 · +44.0%
• By 2075: 342,734 · +77.3%
• By 2100: 382,815 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Scottish 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+52.3) · D 23.0% · R 75.2% · Other 1.8%
• 2008→2024 swing: +1.2pp toward D · 2008: -53.5pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+51.7 2016: R+52.1 2012: R+67.0 2008: R+53.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.12%
• Current HPI: 331.4025
• Rent YoY: ▲ 2.72%
• Metro: St. George, 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

5 events — show timeline

• 2026-05-21 Listed $279,900 WFRMLS
• 2026-05-19 Listed $279,900 WCBOR
• 2026-05-19 Listed $279,900 ICBORMLS
• 2015-06-23 Sold (Public Records) — Public Records
• 2009-06-26 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,058 · +8.3% YoY. Source: county tax records.