180 N 1100 E #164 · Washington, UT 84780

$264,000

2 bd · 2.0 ba · 966 sqft · Condo public records · 198 Days on market

Built 1993 $135/mo HOA · 8% of rent ↓ 13% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this comfortable open cozy floor plan featuring 3-bedrooms, 2-bathrooms, a dedicated office, sunroom, or flex space for whatever fits your lifestyle. There is no shortage of storage in this home. Upgraded kitchen, vaulted ceilings, bay window, bright and light sunroom and large dining area. Quality built by the original owner. Friendly 55+ community with awesome amenities: indoor pool and hot tub, clubhouse, putting green, billiards, kitchen and workshop. Low HOA of $135 which includes sewer, water, garbage, road, yard maintenance and more. Perfect retirement or second home, rental until you retire.

Key facts

• Open floor plan
• Upgraded kitchen
• Sunroom

Tags

• OPEN FLOOR PLAN
• DEDICATED OFFICE
• SUNROOM
• UPGRADED KITCHEN
• VAULTED CEILINGS
• BAY WINDOW

Property features AI

Finance

• Other: Lot zoning: Single-Family; Lot terrain: Flat; Lot size about 0.06 acres
• HOA & community: Homeowners association (ERA Brokers); Monthly HOA fee of $135; HOA covers water, sewer and trash; Community amenities include clubhouse, pool, picnic area; pets permitted with rules; Senior community; Subdivision: KINGS ROW EST

Exterior

• Parking: Covered parking; Carport for 2 vehicles; 2 total parking spaces
• Utilities: Natural gas connected; Electricity connected; Water (culinary) connected; Private sewer connected
• Home design: Rambler/Ranch style; Single-family home; Built/standing (effective year 2019); Single story (rambler); Entry accessible via ramp
• Construction: Stucco construction; Asphalt roof; Full basement; Built in 2019
• Exterior features: Covered and open patios; Awnings; Storage shed(s); Workshop; Covered patio with sliding glass doors; Mature landscaping; Automatic full sprinkler system; Curb and gutter; Paved road

Interior

• Kitchen: Gas oven; Gas range; Freestanding range/oven; Microwave; Dishwasher not listed
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Den/office; Disposal; Floor drains; Great room; Vaulted ceilings; Bay box windows; Sliding glass doors; Window blinds; Full finished basement
• Laundry & utility: Washer and dryer included; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $264k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (36.2% below list).
• Recommended offer: $168k (36.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#59 in UT, #3,809 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D, amenities 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: Washington School (math 42% / reading 37%, grade F, #332 of 585 statewide, top 58%, 463 students, 59% FRL); Pine View High (math 29% / reading 48%, grade F, #74 of 171 statewide, top 43%, 1,143 students, 33% FRL).
• Market conditions: Rents soft (-0.1%/yr); 1024 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,140 units permitted in Washington County in 2024 (650 in 5+ unit buildings).

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 198 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $36k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $168,429 (36.2% 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 198 days. Have you received any prior offers? Is the seller open to a 36% 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. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.8%
• Equity multiple: 0.03×
• Total profit: $-71,558
• Equity at exit: $39,363

10-year hold

• IRR: -48.1%
• Equity multiple: -0.52×
• Total profit: $-112,222
• Equity at exit: $22,826

Cash invested: $73,920 (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 84780

• Rents YoY: -0.1%
• Active inventory: 1024
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$1,384
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$110
• HOA: −$135
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-374

Break-even live

Break-even rent $2,157

Max offer price $198,005

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-299	+0% $-374	+5% $-448	+10% $-523
Rent	-10% $-507	-5% $-440	+0% $-374	+5% $-307	+10% $-241
Rate	-1.0pp $-241	-0.5pp $-306	base $-374	+0.5pp $-442	+1.0pp $-512

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: $66,000
• Closing costs: $7,920
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1167 E Telegraph St Unit C203 Washington, UT	2.0	1.0	925	$1,450	$1.57	14d	1	0.16mi
45 N Red Trail Ln Washington, UT	2.0	1.0–2.0	699	$1,649	$2.36	14d	1	0.26mi
190 N Red Stone Rd Washington, UT	1.0–3.0	1.0–2.0	943	$1,674	$1.77	14d	10	0.27mi
1165 E Bulloch St Washington, UT	1.0–3.0	1.0–2.5	1210	$1,724	$1.42	14d	8	0.40mi
626 N 1100 E Washington, UT	1.0–3.0	1.0–2.0	1121	$1,873	$1.67	14d	22	0.53mi
165 N 300 E Washington, UT	2.0	1.0	875	$1,399	$1.60	14d	1	0.95mi

HOA detail condo

• Monthly dues: $135 · $1,620/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-19
   days on market $264,000 Active 198 DOM
2. 2026-06-18
   days on market $264,000 Active 197 DOM
3. 2026-06-17
   days on market $264,000 Active 196 DOM
4. 2026-06-16
   days on market $264,000 Active 195 DOM
5. 2026-06-15
   days on market $264,000 Active 194 DOM
6. 2026-06-14
   days on market $264,000 Active 192 DOM
7. 2026-06-13
   days on market $264,000 Active 191 DOM
8. 2026-06-10
   remarks 658-char remark
9. 2026-06-10
   pricedays on market $264,000 Active 189 DOM
10. 2026-06-09
    days on market $279,900 Active 188 DOM
11. 2026-06-08
    days on market $279,900 Active 187 DOM
12. 2026-06-07
    days on market $279,900 Active 186 DOM
13. 2026-06-05
    days on market $279,900 Active 183 DOM
14. 2026-06-02
    days on market $279,900 Active 181 DOM
15. 2026-06-01
    days on market $279,900 Active 180 DOM
16. 2026-05-31
    days on market $279,900 Active 179 DOM
17. 2026-05-30
    days on market $279,900 Active 178 DOM
18. 2026-04-29
    price $279,900

    Show marketing remark (617 chars)

    Welcome to this comfortable open cozy floor plan featuring 3-bedrooms, 2-bathrooms, a dedicated office, sunroom, or flex space for whatever fits your lifestyle. There is no shortage of storage in this home. Upgraded kitchen, vaulted ceilings, bay window, bright and light sunroom and large dining area. Quality built by the original owner. Friendly 55+ community with awesome amenities: indoor pool and hot tub, clubhouse, putting green, billiards, kitchen and workshop. Low HOA of $135 which includes sewer, water, garbage, road, yard maintenance and more. Perfect retirement or second home, rental until you retire.

19. 2026-04-29
    price $279,900 617-char remark

    Show marketing remark (617 chars)

    Welcome to this comfortable open cozy floor plan featuring 3-bedrooms, 2-bathrooms, a dedicated office, sunroom, or flex space for whatever fits your lifestyle. There is no shortage of storage in this home. Upgraded kitchen, vaulted ceilings, bay window, bright and light sunroom and large dining area. Quality built by the original owner. Friendly 55+ community with awesome amenities: indoor pool and hot tub, clubhouse, putting green, billiards, kitchen and workshop. Low HOA of $135 which includes sewer, water, garbage, road, yard maintenance and more. Perfect retirement or second home, rental until you retire.

20. 2026-03-05
    price $289,900

    Show marketing remark (617 chars)

    Welcome to this comfortable open cozy floor plan featuring 3-bedrooms, 2-bathrooms, a dedicated office, sunroom, or flex space for whatever fits your lifestyle. There is no shortage of storage in this home. Upgraded kitchen, vaulted ceilings, bay window, bright and light sunroom and large dining area. Quality built by the original owner. Friendly 55+ community with awesome amenities: indoor pool and hot tub, clubhouse, putting green, billiards, kitchen and workshop. Low HOA of $135 which includes sewer, water, garbage, road, yard maintenance and more. Perfect retirement or second home, rental until you retire.

21. 2026-03-05
    price $289,900 617-char remark

    Show marketing remark (617 chars)

    Welcome to this comfortable open cozy floor plan featuring 3-bedrooms, 2-bathrooms, a dedicated office, sunroom, or flex space for whatever fits your lifestyle. There is no shortage of storage in this home. Upgraded kitchen, vaulted ceilings, bay window, bright and light sunroom and large dining area. Quality built by the original owner. Friendly 55+ community with awesome amenities: indoor pool and hot tub, clubhouse, putting green, billiards, kitchen and workshop. Low HOA of $135 which includes sewer, water, garbage, road, yard maintenance and more. Perfect retirement or second home, rental until you retire.

22. 2025-12-03
    listed $299,900 Active

    Show marketing remark (617 chars)

    Welcome to this comfortable open cozy floor plan featuring 3-bedrooms, 2-bathrooms, a dedicated office, sunroom, or flex space for whatever fits your lifestyle. There is no shortage of storage in this home. Upgraded kitchen, vaulted ceilings, bay window, bright and light sunroom and large dining area. Quality built by the original owner. Friendly 55+ community with awesome amenities: indoor pool and hot tub, clubhouse, putting green, billiards, kitchen and workshop. Low HOA of $135 which includes sewer, water, garbage, road, yard maintenance and more. Perfect retirement or second home, rental until you retire.

23. 2025-12-03
    listed $299,900 Active 617-char remark

    Show marketing remark (617 chars)

    Welcome to this comfortable open cozy floor plan featuring 3-bedrooms, 2-bathrooms, a dedicated office, sunroom, or flex space for whatever fits your lifestyle. There is no shortage of storage in this home. Upgraded kitchen, vaulted ceilings, bay window, bright and light sunroom and large dining area. Quality built by the original owner. Friendly 55+ community with awesome amenities: indoor pool and hot tub, clubhouse, putting green, billiards, kitchen and workshop. Low HOA of $135 which includes sewer, water, garbage, road, yard maintenance and more. Perfect retirement or second home, rental until you retire.

24. 2025-12-01
    historical
25. 2025-11-02
    status Active
26. 2025-11-01
    historical
27. 2025-10-30
    price $310,000
28. 2025-10-30
    price $310,000
29. 2025-08-13
    historical Active Under Contract
30. 2025-08-12
    historical
31. 2025-08-02
    historical Active Under Contract
32. 2025-08-01
    listed $319,999 Active
33. 2025-02-07
    listed $319,999 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: $897 · $75/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$846/yr (+$70/mo · 94.3%)

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

Taxation est. · year 1

• Rental income: $20,211
• − Mortgage interest: −$14,788
• − Property taxes: −$897
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$1,620
• − Depreciation: −$7,680
• Taxable loss: −$9,327
• Est. tax savings @ 24.0%: +$2,239
• After-tax cash flow: $-2,244/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 — Washington

• Score: 75/100
• State rank: #59
• US rank: #3809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Washington, UT
• County: Washington County · 179,216 people
• City population: 32,366
• Metro: St. George, UT
• Population (ZIP): 32,366
• Household income: $91,963
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1036.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 17% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 6% Slovak 5% Lithuanian 3%
• Foreign-born: 5% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 8% Chinese 1% German/W. Germanic 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: ▼ -144.73%
• Current HPI: 248.9421
• Rent YoY: ▼ -0.06%
• 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

-12.5% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $279,900 WFRMLS
• 2026-04-29 Price Changed $279,900 WCBOR
• 2026-03-05 Price Changed $289,900 WFRMLS
• 2026-03-05 Price Changed $289,900 WCBOR
• 2025-12-03 Listed $299,900 WFRMLS
• 2025-12-03 Listed $299,900 WCBOR
• 2025-12-01 Listing Removed — WFRMLS
• 2025-11-02 Relisted — WFRMLS
• 2025-11-01 Listing Removed — WFRMLS
• 2025-10-30 Price Changed $310,000 WFRMLS
• 2025-10-30 Price Changed $310,000 WCBOR
• 2025-08-13 Contingent — WCBOR
• 2025-08-12 Delisted — WCBOR
• 2025-08-02 Contingent — WCBOR
• 2025-08-01 Listed $319,999 WCBOR
• 2025-02-07 Listed $319,999 WFRMLS

Property tax history

+2.2%/yr

Latest (2025): $897 · +7.1% YoY. Source: county tax records.