1360 N Dixie Downs Rd #62 · St. George, UT 84770

$99,900

2 bd · 2.0 ba · 980 sqft · SingleFamily · 60 Days on market

Built 1997 Fair condition $320/mo HOA · 21% of rent

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Why this score? — see what drove the C+ 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 +24.2/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There are no remarks available.

Key facts

• Front porch
• Outdoor space
• Well maintained

Tags

• OUTDOOR SPACE
• WELL MAINTAINED
• FRONT PORCH
• BRAND NEW CARPET
• FUNCTIONAL SPACE
• EASY TO MAINTAIN

Property features AI

Finance

• Other: Property on a rented lot
• HOA & community: Homeowners association with a $320 monthly fee; HOA includes water, internet, and cable TV; Senior community

Exterior

• Parking: Carport with 2 spaces; Parking details: see remarks
• Utilities: Sewer available; Electricity connected
• Home design: Residential mobile home; Single-story; Planned Unit Development (PUD)
• Construction: Wood siding; Asphalt roof; Concrete perimeter foundation; Built as a mobile home
• Exterior features: Deck; Fenced yard; Shed(s); Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Oven; Refrigerator
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Window coverings; Accessible entrance with ramp
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Paradise Canyon (math 31% / reading 24%, grade F, #451 of 585 statewide, top 77%, 478 students, 62% FRL); Snow Canyon High (math 32% / reading 48%, grade F, #62 of 171 statewide, top 36%, 1,266 students, 30% FRL).
• Market conditions: Rents rising (+2.4%/yr); 777 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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 60 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.53% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.57%
• DSCR: 1.38
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,139
• Equity at exit: $14,895

10-year hold

• IRR: 5.0%
• Equity multiple: 1.36×
• Total profit: $10,061
• Equity at exit: $8,638

Cash invested: $27,972 (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 84770

• Rents YoY: 2.4%
• Active inventory: 777
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$320
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $200

Break-even live

Break-even rent $1,279

Max offer price $99,900

Occupancy floor 82%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 W 1300 N Saint George, UT	2.0	1.0	1120	$1,550	$1.38	21d	1	0.16mi
1503 N 2100 W Saint George, UT	1.0–2.0	1.0	693	$1,300	$1.88	13d	5	0.39mi
1741 W 950 N St. George, UT	2.0	1.5	1028	$1,500	$1.46	13d	1	0.53mi
1660 W Sunset Blvd Saint George, UT	2.0	2.0	909	$1,399	$1.54	21d	3	0.58mi
1040 N 1300 W #89 St. George, UT	3.0	2.0	1100	$1,795	$1.63	21d	1	0.79mi
1151 W 540 N Unit 4 St. George, UT	3.0	2.0	1000	$1,295	$1.29	21d	1	1.33mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1123	$1,688	$1.50	21d	18	1.33mi
260 N Dixie Dr Saint George, UT	1.0–3.0	1.0–2.0	1187	$1,674	$1.41	13d	20	1.33mi
1180 W 425 N Saint George, UT	2.0	1.0	850	$1,250	$1.47	21d	1	1.38mi
776 Diagonal St #52 St George, UT	2.0	2.0	1076	$1,325	$1.23	13d	1	1.47mi

HOA detail

• Monthly dues: $320 · $3,840/yr

Listing history 20 events

1. 2026-06-16
   status $99,900 Pending 60 DOM
2. 2026-06-16
   days on market $99,900 Active 60 DOM
3. 2026-06-15
   days on market $99,900 Active 59 DOM
4. 2026-06-14
   days on market $99,900 Active 57 DOM
5. 2026-06-13
   days on market $99,900 Active 56 DOM
6. 2026-06-10
   days on market $99,900 Active 54 DOM
7. 2026-06-09
   days on market $99,900 Active 53 DOM
8. 2026-06-08
   days on market $99,900 Active 52 DOM
9. 2026-06-07
   days on market $99,900 Active 51 DOM
10. 2026-06-05
    days on market $99,900 Active 48 DOM
11. 2026-06-02
    days on market $99,900 Active 46 DOM
12. 2026-06-01
    days on market $99,900 Active 45 DOM
13. 2026-05-31
    days on market $99,900 Active 44 DOM
14. 2026-05-30
    days on market $99,900 Active 43 DOM
15. 2026-04-30
    price $99,900
16. 2026-04-17
    listed $109,900 Active
17. 2004-10-28
    soldstatus 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

18. 2004-09-10
    listed $25,900 31-char remark

    Show marketing remark (31 chars)

    There are no remarks available.

19. 2004-04-05
    historical
20. 2004-01-30
    listed $51,060

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,381
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − HOA: −$3,840
• − Depreciation: −$2,906
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,132/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home has cosmetic updates and needs some repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor bathroom fixtures — outdated and could be updated
• Moderate exterior siding — moderate wear and could be repainted

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace kitchen cabinets — modernizes the space and adds value
• Both update bathroom fixtures — modernizes the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
bathroom fixtures · outdated and could be updated	Minor	$500–3,000
exterior siding · moderate wear and could be repainted	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace kitchen cabinets — modernizes the space and adds value ↑
• Both update bathroom fixtures — modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. George, UT
• County: Washington County · 179,216 people
• City population: 101,579
• Metro: St. George, UT
• Population (ZIP): 48,397
• Household income: $70,024
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1605.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 6% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 8% Slovak 4% Scottish 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Vietnamese 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: ▼ -356.86%
• Current HPI: 234.9418
• Rent YoY: ▲ 2.42%
• 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

+95.7% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $99,900 WCBOR
• 2026-04-17 Listed $109,900 WCBOR
• 2004-10-28 Sold (MLS) — WFRMLS
• 2004-09-10 Listed $25,900 WFRMLS
• 2004-04-05 Listing Removed — WFRMLS
• 2004-01-30 Listed $51,060 WFRMLS