1225 N Dixie Downs Rd #90 · St. George, UT 84770

$139,900

2 bd · 1.0 ba · 646 sqft · Manufactured public records · 44 Days on market

Built 1987 1,742 sqft lot $105/mo HOA · 7% of rent

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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).

• Cash flow +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare Find in Dixie Downs RV Resort! This home is a true standout, offering a modern aesthetic and a meticulous pride of ownership that is evident from the moment you step inside. The interior features a spacious living area and comfortable bedrooms, making the space feel open and inviting. Outside, you'll find a convenient detached storage shed perfect for extra gear or hobbies. Located in a premier spot within this desirable 55+ community, the home sits directly across from the clubhouse and the indoor pool. Whether you're looking for a solid full-time residence or a low-maintenance getaway in St. George, this home's pristine condition and central location set it apart. Come see this gem

Key facts

• Indoor pool
• 1,742 sq ft lot
• 2 parking spots

Tags

• DETACHED STORAGE SHED
• ACROSS FROM CLUBHOUSE
• INDOOR POOL

Property features AI

Finance

• Other: Property classified as residential (mobile home zoning)
• HOA & community: Homeowners association with clubhouse; Monthly HOA fee of $105 which includes water and sewer; Senior community

Exterior

• Parking: Carport with 2 spaces
• Utilities: Sewer available; Electricity connected; Propane
• Home design: Park model; Single-story
• Construction: Aluminum and vinyl siding; Asphalt roof; Built as a park model (year not provided)
• Exterior features: Level lot; Paved road access; Shed on property

Interior

• Kitchen: Range/Oven; Microwave; Refrigerator; Dishwasher not listed
• Heating & cooling: Heat pump; Propane heating; No central cooling listed
• Interior features: Dryer, Washer, Microwave, Range/Oven, Refrigerator
• Laundry & utility: Washer and Dryer; Propane heating available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: Red Mountain School (math 32% / reading 33%, grade F, #416 of 585 statewide, top 71%, 434 students, 59% FRL); Lava Ridge Intermediate (math 43% / reading 40%, grade F, #61 of 138 statewide, top 47%, 815 students, 42% 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); 779 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $967 of loan paydown is wiped out by about $4k 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 44 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 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: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.2

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-13,551
• Equity at exit: $20,860

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,279
• Equity at exit: $12,096

Cash invested: $39,172 (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: 779
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$58
• HOA: −$105
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $156

Break-even live

Break-even rent $1,217

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $235	-5% $195	+0% $156	+5% $116	+10% $77
Rent	-10% $44	-5% $100	+0% $156	+5% $212	+10% $267
Rate	-1.0pp $226	-0.5pp $191	base $156	+0.5pp $120	+1.0pp $83

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 N 2100 W Saint George, UT	1.0–2.0	1.0	693	$1,300	$1.88	15d	5	0.41mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-22
   days on market $139,900 Active 44 DOM
2. 2026-06-19
   days on market $139,900 Active 42 DOM
3. 2026-06-18
   days on market $139,900 Active 41 DOM
4. 2026-06-17
   days on market $139,900 Active 40 DOM
5. 2026-06-16
   days on market $139,900 Active 39 DOM
6. 2026-06-15
   days on market $139,900 Active 38 DOM
7. 2026-06-14
   days on market $139,900 Active 36 DOM
8. 2026-06-13
   days on market $139,900 Active 35 DOM
9. 2026-06-10
   days on market $139,900 Active 33 DOM
10. 2026-06-09
    days on market $139,900 Active 32 DOM
11. 2026-06-08
    days on market $139,900 Active 31 DOM
12. 2026-06-07
    days on market $139,900 Active 30 DOM
13. 2026-06-05
    days on market $139,900 Active 27 DOM
14. 2026-06-02
    days on market $139,900 Active 25 DOM
15. 2026-06-01
    days on market $139,900 Active 24 DOM
16. 2026-05-31
    days on market $139,900 Active 23 DOM
17. 2026-05-30
    days on market $139,900 Active 22 DOM
18. 2026-05-15
    status Active
19. 2026-04-02
    status Pending
20. 2026-03-26
    listed $139,900 Active
21. 2019-02-15
    soldstatus
22. 2018-11-14
    soldstatus
23. 2014-12-19
    soldstatus
24. 2002-07-01
    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: $773 · $64/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$150/yr (+$13/mo · 19.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,969
• − Mortgage interest: −$7,837
• − Property taxes: −$773
• − Insurance: −$700
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − HOA: −$1,260
• − Depreciation: −$4,070
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $1,962/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 — 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

7 events — show timeline

• 2026-05-15 Relisted — WCBOR
• 2026-04-02 Pending — WCBOR
• 2026-03-26 Listed $139,900 WCBOR
• 2019-02-15 Sold (Public Records) — Public Records
• 2018-11-14 Sold (Public Records) — Public Records
• 2014-12-19 Sold (Public Records) — Public Records
• 2002-07-01 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $773 · -6.4% YoY. Source: county tax records.